1
TOWN CENTRE STRATEGY
2020 2
Prepared by: Elliot Joddrell Urban Designer Checked by:
Checked: Lee Anne Wood VeriƮ ed: Becky Mather Associate Director Regional Design Director
Approved: Richard Green B&P Business Unit Lead (North)
Rev Comments Checked VeriƮ ed Approved Date
1 Initial draft for comment LW BM RG 04/03/2019 2 Second draft BM LW RG 02/09/2019 3 Final document BM LW RG 21/02/2020
Tel 0161 601 1700 Job no. 60488067 Fax 0161 601 1799 Web www.aecom.com 3
TOWN CENTRE STRATEGY
CONTENTS
PART 1
01 Introduction...... 5-13
02 Strategic Masterplan...... 15-18
03 Key Inư uences...... 19-27
04 Strategy Themes...... 28-49
PART 2
05 Opportunity Sites and Composite Masterplan...... 51-77
PART 3
06 Transport Options...... 79-89
07 Appendices and References...... 91-97 4 5
INTRODUCTION
01
“The Kendal Town Centre Strategy aims to provide a blueprint for future investment and development which maximises the opportunities for Kendal, capitalises on its existing assets, and sets out a clear vision for Kendal in 2025; as a vibrant, sustainable, aspirational and diverse 21st century town”. 6
Executive Summary
South Lakeland District Council (SLDC) routes for visitors to follow. It is recommended commissioned AECOM and Cushman & Wakefeld that in parallel the public realm is upgraded along (C&W) to prepare a Town Centre Strategy (the key routes. Strategy) to enable Kendal to evolve and develop in a way which responds positively to and As much as the Strategy looks to bring new and enhances the distinct character that makes exciting development opportunities to Kendal, it Kendal a unique place. The Strategy seeks to also seeks to enhance the assets that the town identify options and opportunities for future already boasts. For this reason, investment in the development and infrastructure which support the Brewery Arts Centre and Abbot Hall as town’s quality of place and enhance the historic complementary hubs and the launching point for and natural environment. Kendal’s culture oƬ er is considered. The Westmorland Shopping Centre’s central location Key considerations that have informed this is seen as having major potential to a refreshed process include market viability, ư ood risk, the retail oƬ er and shopping interaction and an historic environment and the transport system. All improved evening economy to the town. The of these are inư uenced by engagement with SLDC, estate of civic buildings are also considered as Cumbria County Council (CCC) members, Kendal opportunities; from creation of contemporary and Town Council (KTC), Kendal Futures, Kendal BID ư exible working environments to changing uses to and the Environment Agency as well as other key other functions such as boutique hotels or stakeholders. These are combined in a holistic residential developments. Some of the sites and approach and provide a foundation that will pave opportunities identiƮ ed are now progressing, the way to creating a cohesive, coherent and which reư ects positively for Kendal. balanced Kendal town centre. Kendal is already known for being home to several Kendal has been voted one of the UK’s most innovative commercial Ʈ rms. The Strategy aims to popular places to live due to its quality of life. It build on this existing position by developing and has a strong independent leisure and retail oƬ er improving linkages to and from the Town Centre in distinctive to the Town. Its historic character and addition to supporting the area to attract other natural landscape oƬ er visitors a unique innovative industries to become rooted in the experience and it also has a world class skilled town. manufacturing base which sits alongside a well-developed creative and cultural oƬ er. A fundamental challenge to Kendal’s function as a town is its constrained transport network. For all The River Kent is central to the Town’s character of the potential positive development and identity. Many local people value the river as a opportunities that are explored in this document major asset that should be utilised to its full to be cohesive, the transport system will require potential. Opportunities to enhance the riverside rethinking. The Strategy therefore identiƮ es high environment are presented, alongside level changes to the town’s transport system and connectivity improvements to the fragmented parking provision as a starting point for a future, riverside walkway. In addition to uplifting the more detailed study. At the time of writing, riverside as a place for pedestrians and cyclists to Cumbria County Council, in consultation with enjoy, waterfront residential developments are SLDC, are undertaking a Kendal Highways and recognised as complementary opportunities to Transport Improvements Study (KHTIS), available create reciprocal beneƮ ts whist taking into from CCC. CCC are also in the early stages of account the need to protect from ư ood events and preparing a Local Cycling and Walking climate change. Infrastructure Plan which may also be able to take forward some of the proposals in this strategy. Some of the primary gateways into the town centre need signiƮ cant improvement to present a This study identiƮ es key strengths, of which much better Ʈ rst impression of Kendal to visitors. Kendal has many, as well as its threats, Pedestrian, rail and vehicular travellers all weaknesses and objectives. It concludes with a experience varying degrees of poor quality composite Strategy that identiƮ es key issues that environment presently. Changes around Kendal should be addressed and aims to focus Railway Station are considered a priority to uplift development activity in order to uplift and turn the the sense of arrival for visitors to the Town Centre. town into a place that truly fulƮ ls its potential. Kendal Railway Station is an important access route for visitors, commuters and, school children. The Kendal Town Centre Strategy complements The introduction of vibrant new uses such as the long term aspirations set out in the Kendal pop-up artisan units and new residential blocks to Vision, developed by Kendal Futures. Together, these areas is explored as well as creating hubs both documents set out the vision and priorities to for arts, culture and media. Tying these gateways inspire change and support the public and private to the centre of the town will be an essential sector investment which will deliver the town’s 01 INTRODUCTION component of creating legible and attractive future prosperity. 1. 7 3.
2. 4.
5. 6. 7.
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12. 11.
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3D Illustration showing Kendal’s Opportunity Sites.
1. Former Magistrates Court 2. County Hall Campus 3. Longpool / Shap Rd 4. Station Gateway 5. Blackhall Road 6. Kendal Post OƱ ce 7. Westmorland Shopping Centre 15. 8. South Lakeland House 9. New Road 10. Canal Head 11. Brewery Arts Centre 12. Waterside Estate, Dowker’s Lane 13. Abbot Hall 14. Parkside Road North 15. K Village
In progress Opportunity 8
The River Kent 9
Purpose of the Document Document Structure
This document builds upon previous visioning This document is written in three parts; the Ʈ rst work established through the Evidence Base sets out the blueprint for the strategy, the Topic Paper, as well as the Canal Head second looks at the opportunity sites available Masterplan (2010), and the Kendal Transport today and assesses these against the primary Assessment (2009). The work has been Strategy objectives. It is envisaged that Part 2 underpinned by Cushman and Wakefeld’s 2017 can be updated over time as opportunities arise. market analysis, which reviews the current and Part 3 explores transport options and forms the potential oƱ ce, retail, leisure and residential basis for ongoing links to transport work outside markets within Kendal Town Centre. this report. The contents of each component part is summarised below. Further evolution of the Strategy’s principles and design has occurred throughout a consultation Part 1 process during 2016/2017. This included a series of workshops and meetings with District and The Strategy - Sets out a forward view of a County members, as well as partners including successful and prosperous Kendal. Kendal Town Council, Kendal Futures, Kendal BID Key inư uences - Notes the challenges and and the Environment Agency. opportunities that need to be addressed and This document, together with the Kendal Vision, considers the actions which will make the vision reviews potential development sites and achievable. interventions independently and holistically to Strategy themes - Seeks to structure the key provide a town wide transformational vision. inư uences into themes and focus activity Kendal Town Centre Strategy is aligned with the through targeted initiatives. spatial vision set out for town centres in the 2010 Part 2 South Lakeland Local Plan Core Strategy (Policy CS2) and taken forward in Development Opportunity sites - IdentiƮ es a number of sites Management Policies (Policy DM24) which seek in the Town Centre. Each one is looked at to diversify the retail oƬ er, enhance and create a individually in terms of its impact on the Strategy more walkable public realm, encourage themes and considered holistically within a residential uses, develop cultural industries and Composite Masterplan. Some of the sites and make use of vacant and under-used land and opportunities identiƮ ed are now progressing. buildings. The updated thinking in the Strategy, alongside the Kendal Vision, will help inspire, Delivery Strategy - States how objectives and support and inform the development of South initiatives can be actioned through governance Lakeland’s next Local Plan Review, ensuring it and delivery structures as well as through plans positively to meet the challenges facing marketing and communication and the the Town Centre going forward. establishment of a proactive policy context, it also highlights any potential future challenges to the delivery of the Strategy. Part 3 Transport options have been developed in response to issues identiƮ ed with Kendal’s transport system in Part 2. Part 3 presents the potential transport interventions to be considered and discusses how these can support the overarching vision for the town as well as informing more detailed ongoing transport and parking studies. 10
Kendal 11
“The Kendal Town Centre Strategy sets out a clear ambition for Kendal - South Lakeland’s Principal Service Centre. It identiƮ es opportunities and provides a framework to ensure Kendal continues to be one of the most desirable places to live, work and explore, meeting the current and future needs of its residents.”
- Lawrence Conway, Chief Executive, SLDC 12 Focus of the Strategy Development area The Strategy area covers the immediate Town Centre, Canal Head Area and the area surrounding Kendal Train Station known as the Station Gateway. This area of inư uence has been deƮ ned through spatial analysis, liaison with the South Lakeland District Council, Cumbria County Council, Kendal Town Council, Kendal Futures and other local stakeholders as part of the Town Centre Strategy engagement process. The Strategy area is bound by Dockray Hall Road to the north, Kendal Station to the east and Parkside Road and Parkside Business Park to the south. It encompasses Kendal’s retail and commercial core, industrial areas at Canal Head, Beezon Fields and Parkside Road, the civic functions provided at Kendal Town Hall amd South Lakeland House, and the area around County Hall to the north.
Transport In transport terms, the Strategy area includes the main ‘high street’ and former A6 route of Windermere Road, Stricklandgate, Highgate and Kirkland. This route forms Kendal’s main pedestrian axis and part of its central public transport system. Other major roads which are included within the Town Centre boundary include Aynam Road, Stramongate, Station Road, Blackhall Road and Sandes Avenue. The historic street pattern and constrained crossings over the River Kent, the bridges being scheduled ancient monumnets create severe congestion on the Town Centre and are a key consideration in the future of the Town. To be read in conjuction with Cumbria County Council’s Highways and Transport Improvement Study.
Richness of Place The wide range of buildings, activities and spaces within Kendal Town Centre creates places with very diƬ erent characteristics, from tranquil riverside green spaces to a historic network of streets and yards, including many listed buildings. Kendal Town Centre is also part of the conservation area. This diversity is an essential facet of the Town’s character. Some areas need conservation and enhancement, others need considered development and integration. A critical dimension is the relationship of the Town Centre with its surroundings. The Strategy therefore looks outwards from the centre to build links with surrounding areas of housing, employment and green space.
Economic Viability Kendal is emerging, stronger and more resilient from the 2015 ư ood events. Canal Head is a focus of the District’s manufacturing economy. K Village is under development as a mixed site to include a new hotel, additional residential and retail and leisure spaces. Land allocations for housing and jobs around the edge of the Town will deliver further growth. Managing this growth, whilst increasing ư ood resilience, is a key objective of the Strategy. 13
Fig 1. Strategy Red Line Boundary
The Strategy red line boundary encompasses Kendal’s Town Centre boundary and the Canal Head area. 14 15
STRATEGIC MASTERPLAN The following are quotes taken from across a number of stakeholder events.
02
The creation of a clear vision will help communicate a forward view of a successful and prosperous Kendal. The vision represented here seeks to encapsulate a deliverable aspiration for Kendal Town Centre based upon its current success, stakeholder collaboration and wider economic drivers. 16
“Kendal, a town...
...where the best of modern living is a stones’ throw away from the natural beauty of the Lake District and Yorkshire Dales National Parks”
“A balanced environment which features a conserved historic, landscape and riverside setting, as well as new housing and commercial development.”
“Kendal’s population boasts a world class and UNESCO world heritage site National Park on their doorstep.”
“Residential developments in the Town will create new and inviting places for people to call home in the future.”
...where ideas are born.”
“A prominent year-round cultural oƬ er.”
“Kendal and the nearby Lake District and Yorkshire Dales has a rich history of creativity and innovation, a quality that the area must strive to maintain in years to come.”
“Enhancing the parts of the Town where innovative ideas and forward thinking stem from supporting innovative businesses or the fresh cultural oƬ er.”
...where Ʈ rms can do business.”
“A Principal Service Centre which is a well-known business and leisure destination, building upon Kendal’s existing independent commercial and arts oƬ er.”
“It is essential that Kendal can oƬ er the exceptional conditions required for international business.”
“The creation of an attractive business environment will be achieved in the Town with high speed communications and innovative and ư exible work spaces.” 02 STRATEGIC MASTERPLAN 17
...which is resilient and ready for the future.”
“A place where ư ood resilience measures and new development are designed in tandem with each other.”
“It is important to Ʈ ll in the gaps where Kendal’s preparedness for adverse weather conditions has fallen short in the past.”
“Bolstering conƮ dence that the Town looks after its residents is essential. Kendal will be a resilient town prepared for the future environmental changes and business climates.”
...with a rich history in trade and local produce.” ” A speciƮ c “sense of place”: A historic townscape, home to a diverse range of contemporary local services.”
“Kendal has always been a place for trading, sharing ideas and knowledge. As markets change and innovation drives the way we do business, it is vital to be ahead of the curve.”
“Harnessing what Kendal already has to oƬ er as a historic trading town and enhancing it to ensure the Town prospers through future changing markets.”
...which celebrates the Kendal culture.”
“A strong and resurgent Kendal – a place whose sights, sounds, tastes and atmosphere build on a rich built and cultural heritage and identity that has evolved over centuries, intimately linked with the surrounding countryside and the river and valley from which it takes its name.”
“Kendal’s proximity to the Lake District has greatly inư uenced the Town as it has evolved. Moving in to the future, it is important to retain the connection the Town has with the National Park.”
“The Strategy helps to deƮ ne a framework to deliver a successful future for Kendal and, in parallel, is deeply entrenched in conserving the Town’s local, distinctive character.”
...you can explore.”
“A network of yards, streets and spaces that are about people Ʈ rst.”
“Many of the yards and spaces in Kendal are hidden gems and some are easily missed.”
“The Strategy will encourage locals and tourists to discover Kendal’s exciting townscape by increasing and improving the opportunities for people to explore.”
“Kendal will be an all weather tourist destination where activities and cultural oƬ er are provided rain or shine.” 18
SWOT Analysis
Strengths Weaknesses - Strong independent leisure and retail oƬ er, - Congestion for visitors into the Town Centre’s including cafes, restaurants and shops which traƱ c system; are distinctive to the Town; - Poor environment for pedestrians and cyclists - Presence of skilled manufacturing such as close to the Town Centre’s main roads (Station Gilkes and Mardix and other business premises Gateway, northern end of Stricklandgate, Miller at Beezon Trading Estate; Bridge, Nether Bridge, New Road etc.); - Historic character of the streets and spaces, - Certain multiple retailers, which may be oƬ ering visitors a unique experience within the expected to be present in the Town, do not have Town; branches; - Natural landscape character, allowing for - Certain areas which feature high levels of recreational walks within close proximity to the vacancies including Highgate and Kirkland, Town Centre (River Kent, Castle Hill, Noble’s Stricklandgate and Westmorland Shopping Rest, Kendal Fell); Centre; - Strategic access via the M6 and West Coast - Poor ‘gateway’ to the Town Centre between Main Line; Kendal Railway Station and the Town Centre due - Festival oƬ er which attracts thousands of to warehouse developments, illegible pedestrian tourists, such as Kendal Mountain Festival; accesses and high volumes of traƱ c along Station Road; - Quality of life which is attractive for new residents, and an existing demographic base - Flood Risk is a severe issue in areas close to the which sustains local services; River Kent, at Stock Beck and Blind Beck. - Current developments and developer interest which demonstrate the strength of the property market.
Opportunities Threats - Kendal is a location which can support new - Kendal has been subject in the past to numerous signiƮ cant levels of development, as outlined ư ooding events including the severe ư ood and supported by the Local Plan; events in December 2015 which displayed its - There is potential to use the site’s accessibility vulnerability to ư ooding. to/from the Lake District and Yorkshire Dales to - Population trends in the Town Centre indicate an boost the tourist economy; ageing population, with few young professionals - The Town Centre includes a number of sites choosing to settle in the Town. This could lead to which could accommodate a signiƮ cant level of reduced economic activity as the ability to new homes or commercial ư oorspace. Canal recruit and retain talent could diminish. Head is a primary example of this, with other Knock-on eƬ ects would occur to businesses in areas including the Station Gateway and the the Town Centre due to reduced spend; Parkside Road sites, to the south east of the - New developments which are not sensitive to Town Centre; Kendal’s distinct historic character could - The Town Centre’s leisure, retail, employment damage the experience and perception of the and accessibility beneƮ ts provide an oƬ er Town; which is attractive to potential residents who - Congestion in the Town Centre is at high levels wish to live close to these facilities; already, leading to travel delays and air pollution - Parks, Green Spaces and the walkways issues. Further increases in the number of alongside the River Kent oƬ er the potential for a vehicles passing through the Town could lead to new joined-up sustainable transport network severe damage to the economy, environment which can oƬ er attractive links for pedestrians and quality of life within the Town Centre; and cyclists, while oƬ ering recreational/tourism - Tourism is a key sector within the Town Centre’s beneƮ ts; economic mix. There is potential that the Town - The closure of the Former Magistrates Court becomes overdependent on the tourism provides a new development site in an area industry and the types of jobs which this sector which has seen much residential development. oƬ ers. 19
FUTURE
A MODERN MARKET TOWN WITH AN KEY INFLUENCES INTERNATIONAL BRAND
EMBRACING CUTTING EDGE CULTURE AND COMMERCE WITH THE BEST OF CUMBRIAN LIFE. 03
Understanding all the individual elements that deƮ ne Kendal has been an integral part of producing this Strategy. The Evidence Base Topic Paper (AECOM / Cushman and WakeƮ eld, 2016) along with the Property market Review (Cushman and WakeƮ eld, 2016) examined Kendal’s character and environment and cumulated in an analysis of Kendal’s strengths, weaknesses, opportunities and threats. 20
Kendal can be broadly broken down in to 11 Gooseholme Park deƮ nable character areas. These are: The Gooseholme Park area comprises a park Market Town Civic Approach fronting Edwardian residential cluster which backs on to a modern housing development. To the Located north of the Town Centre, this area north are terraced streets which are typical of comprises a concentration of the Town’s civic Kendal’s vernacular. buildings, including Kendal Police Station, Cumbria Fire and Rescue, County Hall and Kendal’s Canal Head Mountain Search and Rescue Team. The character of this area diƬ ers to the Town Centre in scale, Canal Head is a historic industrial area which density and architectural detail with the majority of developed in close proximity to a since Ʈ lled in the built form constructed in the 20th century. The canal basin. This area still features buildings dating key civic uses in this area are in keeping with back to Kendal’s industrial heritage, as well as traditional market towns but located at the town’s some more modern industrial units. The most fringe. The area might evolve based on the fact dominant occupiers of this area are Mardix, a that these elements might be better suited in critical power systems provider and Gilkes, a world other locations. leader who specialise in the manufacture of pumps and hydro-power equipment, exported Local Industrial across the globe. In addition, there are some artisanal commercial occupiers within Canal Head A dominance of larger ư oor plate modern which support the establishment of the area as workshops and warehouses can be found in this Kendal’s innovation hub. industrial estate. The area is predominantly severed from the Town Centre by the railway InƮ ll Waterside Development which reduces the impact of the operations within the estate on the Town Centre and townscape. This area consisting predominantly of modern residential properties contrasts with the Town The Station Gateway Centre built character. Parts of the site were developed in 2018 providing additional housing The Station Gateway consists of a mix of light and parking for residents, improving the site itself, industrial units and buildings more typical of frontage on Dowkers Lane and alongside the river. Kendal’s historic character. The presence of light The riverside oƬ ers pedestrians and cyclists industrial uses within the Station Gateway area respite from the alternative vehicular dominated detracts from the experience of arriving or leaving routes. Kendal by train. New Road and Western Fletcher Park and Lound Road Riverside This area features residential properties that follow the line of the River Kent and Aynam Road. The area has an edge of Town Centre feel as a To the east of the properties is Fletcher Park and result of the Westmorland Shopping Centre Parkside Road Cemetery, which deƮ ne the edge of servicing and car park location on Blackhall Road. the urban environment. K Village located at the The river frontage in this area is underutilised as most southerly point of this area. It is being an asset and fragments the north-south riverside developed as a mixed use site to include a hotel, walkway. retail, leisure, oƱ ce space and residential Market Town Core accommodation. Kendal’s market town core is where the bulk of the Abbot Hall retail oƬ er is found. The area has a distinctive This riverside area consists of public green open character with a number of narrow yards and spaces with historic buildings scattered along the spaces which stem from the very strong linear river. The buildings include the Abbot Hall Art high street, providing residents and visitors to the Gallery, Kendal Parish Church and Nether and Town Centre with a unique experience which Kirkland Halls, the latter now in private ownership. encourages exploration. The riverside environment features a pedestrian and cycle path which oƬ ers a car-free north-south Highgate, Kirkland and Historic route into the Town Centre. Abbot Hall are Yards redeveloping part of the site. Highgate and Kirkland are anchored to the retail-fronted high street. This area is compact and also includes the yards. These narrow passageways stem from the high street and are an 03 KEY INFLUENCES urban form that is unique to Kendal. 21
Fig 2. Kendal’s existing character areas 22
Natural Environment and Open Flood Risk Spaces Flood Risk in the Town Centre and surrounding Kendal is located in the valley of the River Kent. area is a signiƮ cant issue for existing land uses and The topography and wider landscape setting all future development. Following Storm Desmond contribute to a unique set of views and distinctive and the ư oods of 2015 which devastated part of the town, the Environment Agency are now townscape character, also contributing to the delivering a £17m ư ood risk management scheme ư ood risk of the town. for Kendal which will help protect businesses and homes throughout the town. This is part of a wider Historic Environment £76m ư ood scheme to provide protection for Burneside, Ings and Staveley with ư ood storage Kendal’s built heritage has developed over areas in Kentmere and Kentrigg to be delivered centuries, giving the Town its distinctive in a further two phases which should provide characteristics. Highlights of the Town’s historic protection to a 1 in 100 event, currently protection environment are: in some areas is between 1 in 2 and 1 in 5. - Streets and Yards; The Kent and Gowan Modelling Study - Rugged light-grey limestone; (Environment Agency, 2017) conducted and produced detailed analysis of the eƬ ects of the -The riverside; 2015 ư ooding events. The results of the 2017 - Open spaces; study were used to inform the strategy proposals and composite masterplan to ensure they are in - Old stone bridges; line with the most up to date ư ood information -Nearby Countryside; available. The ư ood maps and implications for the proposed sites may be revised once the ư ood risk - Woodland; and management scheme is in place, anticipated for - Kendal Castle. Kendal in 2023. In contrast to the historic environment in the Town New and Emerging Centre, there is a range of modern characterful Developments properties across the town which add to the unique attractiveness of Kendal. Research was undertaken on approved and pending planning applications to establish a picture of growth in Kendal. At the time this included 15 planning applications for developments in the area. This is an evolving picture but demonstrates a healthy appetite for investment in Kendal.
Regional Initiatives identiƮ ed in the area could have an impact on land use and accessible development. The proposed Kendal Northern Access Route is thought to be the most eƬ ective transport intervention to reduce traƱ c through the Town Centre. The positive and negative impacts of changing traƱ c ư ow and increasing business footfall on the edge of the Town Centre will need consideration.
The residential oƬ er is less mature in the Town Centre; there are a number of apartments along
Stramongate Bridge crossing the River Kent. 23
the river, but the rest are pepper potted above The Transport Network shops and in the yards. The greatest concentration of residential properties is between Kendal’s transport network is currently the riverside and Dowkers Lane. These are overstretched due to a constrained historic street comparatively modern properties of a mix of pattern set in the river corridor. Opportunities to typologies, largely under the ownership of South introduce traƱ c routing improvements such as Lakes Housing, and are distinctive as inƮ ll in the changes to the one way system and road closures Town Centre. In early 2018, South Lakes Housing to vehicular movement to improve traƱ c ư ow and delivered a number of properties oƬ Dowkers the pedestrian experience therefore need to be Lane. explored. Kendal’s key locations and attractions should be Shops, Streets and Spaces well connected. However, there are gaps in cycle route provision and pedestrian crossing facilities The original ‘High Street’ shops and yards around at certain locations; high traƱ c ư ows creates the Market Place oƬ er characterful smaller units, unattractive environments for walking and cycling. while the Westmorland Shopping Centre provides There is an opportunity to improve the pedestrian relatively modern accommodation and larger and cycle connectivity between the key ư oorplates. In recent years K Village has provided development areas to make the Town Centre a an outlet oƬ er, however this did not gain the pleasant and sustainable place to move around. traction expected from multi-nationals and is now This could also be achieved by harnessing being redeveloped. It is notable that there are a opportunities to improve local public transport relatively high number of voids, particularly in the provisions, encouraging mode shift. Shopping Centre. Praxis Property Investment has acquired the Westmorland Shopping Centre and It is important that the public transport options in indications show they are looking to invest in the the Town are easy to locate for visitors and local property to revive interest in Kendal and the people alike. There are opportunities to improve commercial oƬ er. the links and wayƮ nding to the bus and railway station, as well as general improvements to Town It is particularly challenging to integrate the Centre signage, which currently directs traƱ c frontage for the Westmorland Shopping Centre around the outside of the Town rather than into the historic Town Centre. The modest encouraging visitors to stop. entrance onto Stricklandgate, belies the scale of the oƬ er inside, and the relationship with Blackhall Coach and car parking in Kendal is a problem. Road, where the car park, bus station and Locating parking facilities in easy to Ʈ nd locations, servicing from the street creates a back of house within proximity of services, is an essential character, and serves to act as the edge of the component of the Town’s accessibility. There are Town Centre, severing development north. opportunities to strategically approach car parking management and introduce capture car The indoor market hall within the centre isn’t parks around the Town to encourage people to obvious and the connection between the Saturday park and walk into the Town Centre. The existing and Wednesday outdoor and permanent indoor parking options are close to the centre, which puts market is poor. pressure on the already constrained road network.
The traditional units along the riverside, historic Solutions to remedy Kendal’s congestion streets and oƬ shoots from the existing markets problems will also tackle the poor air quality in and larger yards tend to be desirable for speciƮ c areas such as Lowther Street. independents. The above should be read in conjunction with CCC Kendal’s key Town Centre public spaces are: Kendal Highways and Transport Improvements Strategy. SLDC have also undertaken a Car Park - ‘The Birdcage’; and Study in 2018, which is referenced throughout. - Market Square. 24
Wider Transport Initiatives in Living with the River Kendal The River Kent is one of Kendal’s greatest and Two reports were commissioned in 2018, these most underutilised resources. New development are: should maximise connections to the waterside, whilst protecting this tranquil landscaped corridor - CCC Kendal Highways and Transport and associated recreational spaces. The River Improvements Study: This study will comprise Kent is also a threat with the signiƮ cant ư oods of a review of previous transport studies and 2015 destroying many riverside assets. Existing strategies, in order to identify and recommend defences are now inadequate and are to be preferred options for improving transport and replaced as part of the Environments Agency (EA) movement within Kendal Town Centre; and ư ood risk management scheme. This work, which - Kendal Parking Study (South Lakeland District consists of a mix of hard engineering and natural Council): This will examine the existing parking ư ood management, has also provided a unique provision and issues within Kendal Town opportunity to combine these works with public Centre, and identify opportunities for realm and environmental improvements where improvements. possible. These include:- -Raising ư ood walls and embankments and pumping station to help provide better protection for 1480 homes and 1717 businesses, employing over 6105 people; - This will also help protect key routes through the town; - Increase capacity of the River Kent by moving back formal defences; - Improving public realm, including 3km upgrades to the recreational walking and cycling routes and providing better connected footways for local journeys; - Improved 5 hectares of habitat and recreation space; - 82 community assets better protected- Although Flood Risk is a signiƮ cant threat, the River Kent should also be maximised as an asset. The river itself is designated as a Site of Special Aynam Road ScientiƮ c Interest (SSSI) and greatly contributes to Kendal’s character with views that can be appreciated from the riverside environment. Commercial Activity Other possible areas which could be looked at in A particular strength of Kendal is the seam of the future but sit outside the current ư ood risk vibrant commercial businesses located in and management scheme are ::- around the Town Centre. Small units used by local ‘makers’ sit alongside the national headquarters of - Removing constraints within the watercourse Mardix and Gilkes at Canal Head. Around the (bridge abutments, piers, protruding walls); station, light industrial units have sprung up cheek - Building in structural resilience to bridges to by jowl with traditional stone warehouses and reduce risk of collapse and blockage; traditional work units. - Ensuring any overtopping around bridges is directed back into channel; Background: Cumbria County Council is the Lead Local Flood Authority (LLFA) and is responsible for managing ư ooding from local sources, namely Ordinary Watercourses, surface water (overland runoƬ ) and groundwater in Cumbria. CCC under the Flood and Water Management Act (2010) are responsible for developing, maintaining and applying a local ư ood risk strategy. This clariƮ es 25
who is responsible for local ư ood risk and enables Accommodating New eƬ ective partnerships to be formed between the Development lead local ư ood authority and the other relevant authorities. Achieving harmonious development within Kendal’s historic buildings, spaces and natural The Environment Agency is responsible for environment is a challenge, but an essential managing the risk of ư ooding from the sea and element for the evolution of the Town. Kendal’s main rivers, regulating the safety of reservoirs. intricate urban grain, with compact yards and Where there is an interface between the sea and spaces in particular, requires a sensitive approach. main rivers with local ư ood risk sources (for The Town should be unapologetic about example, tide locking) it is the responsibility of the demanding quality architecture which reư ects lead local ư ood authority to consider the impacts Kendal’s status as a modern hub for creativity and and consequences. technology; whilst remaining respectful of the history, materials and merit of its past.
There are a number of ‘opportunity sites’ within the town, which could transform how the Town functions and represents greater opportunities for diversiƮ cation. In particular, the Station Gateway can act as a signiƮ cant large-scale development location and could accommodate a range of uses.
Local Commitment There is signiƮ cant local commitment from all levels of government, arts and business stakeholders and local people focused on a positive future for Kendal. There are many well supported interest groups and this can create both impetus and uncertainty for development, depending on buy in.
What is signiƮ cant and certain in recent years, Kendal’s historic townscape. however, is:
- South Lakeland’s Local Plan focuses on Embracing the Character of housing and employment growth across Kendal’s Historic and Natural Kendal is required and identiƮ es signiƮ cant Environment potential for growth in Kendal Town Centre and Canal Head area, and the Council Kendal’s setting within the River Kent basin oƬ ers continues to be proactive in promoting the attractive waterside recreational space and views Town Centre; to hillside environments in the countryside -The oƱ ces of both the County and District beyond. The green network of open and natural Council are situated in the Town Centre and spaces within the Town Centre is underutilised continue to be signiƮ cant local employers; and should have a greater inư uence on the Town’s character. There are opportunities for improved - There are well-funded BID in place in the Town health and wellbeing through the improved Centre which has been renewed for a second accessibility of Kendal’s Green Infrastructure and 5 year term; recreational/utility walking/cycling links. - Investment in South Lakeland continues to focus on developing a sound and diverse The materiality, morphology and historic use of commercial base working closely with many of Kendal’s buildings are fundamental to the interested parties including the new owner of character of the Town and its appeal. The Town the Westmorland Shopping Centre; Centre’s character and environment should be protected and enhanced where possible through - The Brewery Arts Centre goes from strength the conversion and reuse of historic buildings, as to strength and is committed to an expanded well as ensuring new buildings have a harmonious Town Centre location; relationship with the historic form. 26
- Kendal College continues to enhance its the average local wage, a shortage of sought after reputation as a high quality Educational small to medium homes has put a high demand on Institution and diversify its oƬ er and unique available property. campus across the Town; Kendal Economic Growth Action Plan 2014 - The Environment Agency have developed a suggests four ways forward: Flood Alleviation Scheme to help protect Kendal and improve its ư ood defences; and - Respond to working age people’s housing - The Cumbria LEP backed ư agship investment needs; of £2.3m in transport improvements, in and - Attract and retain more students by around Kendal which are now underway. This increasing the supply of aƬ ordable housing is supporting the delivery of housing and stock; employment sites in Kendal, Oxenholme, - Focus on existing vacant property in Kendal Natland and Burneside. Town Centre to identify two demonstration Future investments could be focused on... projects using a Town Centre Development Action Plan; and - Improving our leisure and cultural facilities in town centres; - Work with Registered Social Landlords to increase the local supply of aƬ ordable, social - Investing in our colleges to increase rent accommodation. participation and to attract and retain young people in the county; and Opportunities for Kendal within the Cumbria Local Industrial Strategy include: - Sustainable transport access and connectivity improvements. - High value manufacturing; With investment and political will, focused on key - Adding value to local products including food areas, positive change should be deliverable. and drink, forestry and agriculture; - Developing a world class sustainable local The Local Economy tourism product including accommodation, infrastructure, engagement with the There are a high proportion of void properties, environment and public realm renewal; including space in the Westmorland Shopping Centre within the Town Centre boundary; this - Building on existing cultural and creative should be assessed against the backdrop of industries; additional retail provision in 2014-16 which - Knowledge based industries including focused entirely on out of town provision. environmental technologies and renewable energies; and Independent shops form over half the oƬ er in the Town Centre and the strength of local - Skills and education. independent business should be seen to be one of the main drivers for its success. The scale and variety of the existing oƬ er and potential SLDC carry out an annual empty shop count and opportunity. over the past 5 years there has been no discernible tend, either increasing or decreasing in Consideration needs to be given towards making the number of vacant units on the high street. It the Westmorland Shopping Centre more desirable has largely remained the same and is in line with to larger well-known brands to help with the national average (10.3%). diversiƮ cation.
Pop-up shops underpinned by temporary lease Scroggs Wood to the south of the Town Centre arrangements are being tested and seem to have has been designated to be a ‘high quality, traction in the Town Centre with new businesses innovative and prestigious strategic employment testing the market. This type of opportunity can development that supports the delivery of a green form the platform for new, permanent retail. and knowledge-based local economy, including enhancing the local skills base and supporting The cost of housing is still a real problem for the local employment needs’. local labour force; and is generally unaƬ ordable for Market testing suggests that demand for smaller homes is expected to increase, including private sale, PRS and aƬ ordable locally (supporting an 27
aging population and potential student living), and this should be considered alongside traditional terrace and semi-detached housing, typically situated around the Town Centre, desirably close to amenities.
Notably, Cumbria LEP understand that recently Kendal was voted one of the UK’s most popular place to live due to its quality of life.
There is a good supply of visitor accommodation around Kendal. Typically, this is a ‘bespoke oƬ er’ sitting alongside budget operators such as Premier Inn and Travelodge. As customers have become more price conscious, the appetite for no frills cheaper accommodation oƬ ered by these budget multinationals, along with rental models such as Airbnb oƬ er a great percentage of on-site tourism, and research suggests Kendal is a prime location for these Ʈ rms. Gilkes hydro turbine manufacturers
A skilled workforce The LEP Skills Plan also indicates a number of areas of support for education, skills and training, In 2014, the Kendal Economic Growth Action Plan and speciƮ cally looks to: highlighted a number of actions to support a skilled workforce, including: An engineering facility at Kendal College has been developed to assist in skills development, to - Strengthening education-business networks; include a graduate recruitment and apprenticeship - Maximising local internship and programme focused on engineering skills apprenticeship opportunities; development, to help large employers and SMEs - Encouraging employer investment in attract and retain staƬ . education/training; Alongside these technology and advanced - Maximising the training and employment manufacturing aspirations, today, artisan trades opportunities aƬ orded by new investment in and creative professions take a prominent role in Kendal to include employability services and the local economy and are helping to create a apprenticeships; strong commercial identity for Kendal. - Delivering an expanded higher education Kendal College has been a huge success in recent curriculum locally in Kendal; and years and continues to grow, oƬ ering a range of - Developing young people’s business and vocational apprenticeships from accounting to entrepreneurial skills. hairdressing. 24 higher education courses, The report goes on to say this should be achieved including foundation and top up courses in by ‘working closely with the arts, media, heritage Children and Young People Services, Hospitality, and digital industries to support creative and Music and Mobile Technologies, are also awarded technical developments, and act as a driver for by UCLAN, alongside its traditional further Kendal’s vibrant visitor economy.’ It sets out the education oƬ er. following areas of focus: With the changes to education provision in recent - Support growth and investment in Advanced years, in particular, further education, it is notable Science and specialist manufacturing; that Market Towns of similar status have grown and beneƮ ted from an economic injection from an - Support the needs of all employers and their enlarged and diversiƮ ed student market. Examples businesses, helping them to create a highly of this include Ormskirk & Edge Hill, Crewe & MMU skilled workforce; and and Buxton & University of Derby. A successful - Develop a new training centre dedicated to education oƬ er may have a bigger impact than dementia. simply up-skilling the local workforce. The Brewery Arts Centre. In28 order to create a clear and rational framework for development in Kendal, the Strategy’s physical interventions have been broken down in to the three following themes. THEME #1
The town’s natural assets and civic gems. STRATEGY THEMES THEME #2
The economic drivers for growth, where like-minded businesses are located and where the overlaps occur. THEME #3 04 The transport networks and supporting infrastructure.
The following section identiƮ es speciƮ c objectives for each theme and illustrates initiatives to achieve them. 29
THEME #1 Promote appropriate alternative uses of historic buildings Natural Assets and Civic Gems There are a number of listed and historic buildings Kendal already boasts an outstanding natural and in the Town Centre Conservation Area which are historic environment which should be protected vacant or underused. Protecting the character and and enhanced to retain the towns distinctive quality of the details and setting of these character. The following objectives and initiatives designations is important. However, sensitive have been developed to support the development conversions and uses are supported in the of Kendal’s natural and civic assets. Strategy, including
SpeciƮ c objectives - Meanwhile or pop up uses; Piece together the missing links to create a -Co-working space; strong north-south riverside spine. - Functions and event space; and The River Corridor has a huge amount of potential - Tourism and hospitality. as recreational space and footpath connecting Investing in traditional uses for the modern destinations from North to South along its length. world Improving the setting for Historic Buildings 2019 was the 830th anniversary of the Kendal Kendal’s character is embraced in the texture of Market Charter and the Town still celebrates the architecture. Clutter in the public realm and traditional market town life in a number of ways. poor land use, including parking, masks the quality - Gooseholme and New Road Fair, May; of the architecture. Improvements should be focused in the core of the Town and incorporate - Outdoor market, craft and food markets, deƮ ned spaces for the Town Hall, County Hall, Wednesday and Saturday; Outdoor Market and Station. - Indoor Market six days a week Tactical interventions within the - Events and festival celebrating Cumbrian Life, including Lakes Alive and Kendal Mountain Conservation Area to improve the visitor Festival; and experience - Makers units and small workshops associated Tactical interventions are needed to improve the with infrastructure at the railway and canal. quality of a number of buildings and their settings. The implementation of the Strategy will seek to Given Kendal Town Centre is within a conservation build on, and interpret these uses for a modern area, modern interventions are largely kept behind market town. historic facades and the setting of the Market Core is largely preserved. There are, however, three speciƮ c places where high quality modern interventions could beneƮ t from economic viability and have a transformative impact.
These include:
- Entrances to the Westmorland Shopping Centre; - Bus Station; and -Train Station. Design codes for working in the Conservation Area should be produced to set clear parameters for any intervention. Design quality should be the main objective for any such intervention. The Local Authority would support international design panels and/or competitions to elevate quality. 04 04 THEME STRATEGY #1 30 Natural Assets and Civic Gems D. Create an appropriate arrival space at the Station. Initiatives E. Introduce additional planting where appropriate throughout the Town Centre. 1. Riverside improvements 3. Lift brand quality in the ‘Market A. Recreate a riverside green at New Road. Core’, with phased public realm Designs must connect well with the river and improvements oƬ er high quality amenity space for local people; Develop a strategy for public realm improvements, phased under two packages: B. Better walking connections through Canal Head, enhancing the pedestrian A. First phase tackling Market Place and environment along Bridge Street and Little links to retail spaces, Finkle Street and Aynam; Stramongate for a gold standard design and shopping experience; and C. Look at the possibility of a footbridge linking Beezon Fields and the County Hall Site, B. Second phase tackling Stricklandgate, reinforcing links to a riverside walk as part of including a new focus around the Town Hall the regeneration of both sites; and the link to Highgate and Blackhall Road as part of a review into traƱ c ư ow through the D. Improve New Road Link; good north south Town Centre. link through the common, replace Gooseholme bridge so Gooseholme and New 4. Modern interventions to improve Road are linked again integration
E. Look at upgrading pedestrian and cyclist A. Investment in a modern station and environment around Wildman Street area to station approach to lift the visitor experience link the western riverside and tie in with and improve Ʈ rst impressions; existing cycle ways. Formalise existing cycle B. New entrance to the Westmorland routes; Shopping Centre onto Stricklandgate; F. Look at enhancing a strategic link through C. Investment in the bus station car parking Dowker’s Lane to Highgate through public to open up better links into the Shopping realm improvements or redevelopment; Centre; G. Create an attractive link along Tanners D. Expansion and improvement of arts and Yard to the riverside with targeted public realm media campus; improvements; E. Expansion and improvement of the H. Upgrade Peppercorn Lane for Brewery Art Centre. pedestrians walking to and from the riverside;
I. Consider increasing pedestrian capacity 5. Hidden Yards on Miller Bridge; and Art or Icon Trail in the yards (Examples include Shaun in the City – Bristol, Go Penguin J. Complete the pedestrian riverside route - Liverpool, Berliner Buddy Bear and Cow and develop a distinctive space for walking Parade); and cycling. Identify and enhance the character of the 2. DeƮ ne important Public Spaces and historic yards through Yard Character Assessment and strategic review; and promote appropriate Public Realm Response Continue to promote walking maps and cross reference graphical map with other tourist Public realm should compliment the character information. of the Town and seek to showcase architectural gems. Possible improvement 6. Opportunities to change or expand could be: use of Historic Buildings A. Town Hall Square, the creation of a more County Hall; attractive space which addresses the building; Town Hall and South Lakeland District Council; B. Remove the birdcage and create better and Abbot Hall. focal and meeting point;
C. Market Place services were upgraded in 2017 but the area would beneƮ t from upgraded surfacing and improving connections with Westmorland Shopping 04 04 THEME STRATEGY Centre #1 and other retail spaces; and 31
C Beezon Fields A County Hall
D D
Blackhall Rd E
Stricklandgate Wildman Street
C
B
B D C Stramongate Market Place A Gooseholme Park Finkle Street A B
J New Road nam Miller Bridge Town Hall and SLDC I Bridge St A E G Little Ay Tanners Yard B
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Highgate ootp anal a
at Aynam Road er C h
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Dowker’s Lane Dowker’s La
F
H Ln Peppercorn Abbot Hall Upgraded public realm Public open spaces Opportunity sites Listed buildings Reduced traƱ c or traƱ c free routes Upgraded frontages Target public spaces for improvements Riverside improvements Opportunities to change or expand use of
Fig 3. Natural assets and civic gems Historic Buildings 32 Kendal Town Hall 33
THEME #2 Support the independent cultural oƬ er Economic focus The independent cultural oƬ er is thriving in Kendal; highlights include street events, festivals and For Kendal to achieve its aspirations for the future, concerts. The Strategy will continue to promote the local economy must thrive. The culture and the Town as a stage for these. There is desire to leisure, commercial and retail economies as well grow the oƬ er and spaces for regular events and as the residential market all have a part to play in groups are within a cluster around the Brewery supporting growth in the town. The following Arts Centre. objectives and initiatives have been developed with a view to achieving this. Develop the student oƬ er with Kendal College SpeciƮ c objectives Another local success is Kendal College which Cultural, civic and leisure goes from strength to strength. The Strategy Develop a strong international brand promotes the continued growth of the Arts and Media Campus in the Town Centre and The Strategy will support the vision of a Modern opportunities to programme space across the Market Town with an international brand, Town for greater use by the College. The rise of embracing cutting edge culture and commerce, market town campuses oƬ ering higher education including: courses illustrates the impact students can have, with increased demand for accommodation and - The essentials of a picturesque market town amenities in close proximity. embracing new activities; - Create a Town Centre which is ‘open for Residential longer’ with evening and weekend uses; To provide smaller homes and apartments - Make the River memorable (for the right and older person accommodation in a reasons); sustainable location - Support funding for arts and technology; New residential development in the Town Centre - Create a focus for Cumbrian food producers should oƬ er age appropriate accommodation, with and independent makers; the potential for an intergenerational approach. - Set up the conditions to grow and retain This may be achieved working with Private Rental international businesses; and Sector and Social Providers. Locations for new development of this type should be close to good - Enhance and encourage use of Kendal brand transport hubs and on popular walking routes. established by Kendal Futures Capture the further tourism potential Promote high quality aƬ ordable development at Waterside Kendal is renowned for its events and independent cultural oƬ er, and is a counterpoint to the rural In March 2018, new aƬ ordable properties were Cumbrian experience. The Strategy promotes delivered by South Lakes Housing on the linked tourism trips into the Town as a ‘Launchpad’ Waterside Estate. These included 2&3 bed houses for rainy day options for families visiting the area. and 2 bed ư ats. AƬ ordable housing in the Town Centre should continue to play a key part of the OƬ er the best in modern amenities housing oƬ er. Following on from the recent Modern town dwellers seek accessibility, speed investment by South Lakes Housing in Waterside, and choice. The Strategy will provide a variety of the potential for further investment opportunities shopping and leisure opportunities in the Town on the estate and surrounding area should be Centre. encouraged, making the most of its location to the Town Centre and attractive riverside setting. Good transport links, including parking to match There is a real opportunity to create attractive, the needs of evening visitors and daytime aƬ ordable, energy eƱ cient homes to complement shoppers, will be taken into account, and transport and rejuvenate and revitalise. This should include options will be better linked so journeys to key low cost home ownership or private rented destinations are easy and streamlined. targeted at working families. 04 THEME STRATEGY #2 34
Appropriate housing outside the Town seen as second tier retail to Stricklandgate and Centre the Shopping Centre. This should be redeƮ ned in the future and focus on start-up and independents There are a number of potential development sites in the historic shops, yards and buildings. To make at the edge of the Town. Mixed tenure, including the street more inviting to these type of retailers aƬ ordable family housing, is considered most the following should be considered: appropriate. Great care should be given to the design and it should Ʈ t in to the townscape, - Better connect the east and west side of the conservation area and contours of the street for pedestrians; surrounding area. Development should generate - Encourage dwell time along Highgate through footfall within the Town Centre. improvements to pavements, including Retail widening to accommodate outside tables and planting, and removal of street clutter Promote better use of the indoor and (including excessive signage); outdoor market - Improve short stay daytime parking and Kendal is a Market Town and the Council has deregulate time restricting in the evening; governance of both the indoor and outdoor - Reduce (queueing) traƱ c along Highgate and markets. At present The Westmorland Shopping Kirkland; Centre and Indoor Market has a mixed retail oƬ er - Flexible short term rents for start-ups; and and has a number of voids. Access to the Shopping Centre is linked to the Market. - Support the Brewery Arts Centre alongside an Successful examples of craft food and drink led independent arts oƬ er in the Town Centre. market oƬ ers, trading on evening opening, are Secondary retail associated to makers and thriving in other towns and could get traction in produce units around the railway station Kendal. New retail around the railway station could be part Reinforce the Market Town Core - Attract of the regeneration of the Station Quarter. The quality multi-national retailers market could potentially support small units, including convenience stores; and it is also The Westmorland Shopping Centre continues to envisaged that the inclusion of some makers units be the most obvious location for multi-national and studios may bring in independents and some retailers and presents a strategic opportunity for retail ‘disruptors’. increasing the vibrancy of the Market-core. The centre has recently been acquired and some refurbishment is necessary to increase attractiveness. It is believed this will include an additional storey for a new hotel and transformation of the Ʈ rst ư oor retail to food and drink led development. Alterations to increase the retail presence on Stricklandgate and the creation of new frontages on Blackhall Road could increase desirability. Car parking will also be reviewed as part of an emerging strategy commissioned by SLDC, to better utilise the capacity and tailor parking to user appropriate groups.
Modify the focus for Highgate and Kirkland There are a number of vacant properties and a high proportion of charity and discount shops along Highgate. Highgate has historically been 04 THEME STRATEGY #2 35
Commercial A regeneration partnership managed by the Council, Network Rail and an appropriate Infrastructure for technology developer may provide the vehicle to unlock this The Strategy promotes development of important quarter in the Town Centre (e.g. CDP/ commerce around 21st Century infrastructure, sMazing, Urban Splash, U&I, etc). including clustering knowledge based business Retain and link commercial space around and promoting innovation hubs. It also encourages faster broadband connectivity across the board, the Town Centre whether businesses are just starting out or As well as the Station Quarter and Canal Head, expanding . there are a number of industrial and business estates around Kendal, including the Mintfseet Connecting Cumbria, New Generation Access Industrial Estate and the proposed development Superfast Broadband has already been deployed at Scroggs Wood. Employment uses are across Kendal, however this is patchy and important to the viability and vibrancy of the town inconsistent. Upgrades to keep the Town at the centres. This is particularly the case in Kendal as a forefront of connectivity will be promoted. number of employers employ well paid skilled workers. Development of Canal Head Canal Head is an innovation hub and already is the The key is to ensure that the employees use the headquarters for a number of extremely facilities of the Town Centre in their lunch hours or successful, home grown technology and before or after work and also chose to live in the advanced manufacturing Ʈ rms. town. Improving links between the employment areas and the core of the Town Centre is therefore The Strategy seeks opportunities for existing important. Connections between commercial businesses to grow in location and develop their spaces should be comfortable and preferably client facing oƱ ces, workshops and servicing, in walkable, encouraging organic growth into an attractive setting. Alongside this regeneration, appropriate premises within the catchment of the opportunities should be explored to add small Town Centre. Scope also exists to support local workshops for the expansion of existing businesses to take space in buildings that are no businesses and units for complimentary start-ups. longer required for retail this will have the dual beneƮ t of reducing the amount of vacant retail Create the environment to support start- space whilst also creating jobs. ups and growing businesses Kendal continues to aspire to be a place for supporting and growing world class businesses. The Town Centre provides the opportunity for client facing oƱ ces and small-scale skilled operations. An existing and successful example of this is The Mint Works on Highgate. To complement this initiative aƬ ordable premises, from makers units to co-workers oƱ ces, could be located in traditional commercial areas around Canal Head and the Station.
Cultivate a creative hub around the station The Strategy seeks to deliver a critical mass of small ư exible spaces for start-ups and independent makers around the Station. It could include new residential opportunities and a clearly deƮ ned public realm to promote footfall and link to the Market Core. The Strategy supports opportunities for ư exible modular spaces, designed to establish aƬ ordable units which can be modiƮ ed with changing needs. 36
Civic, Cultural and Leisure Initiatives
1. Arts and Media Campus 5. Brewery Launchpad, including Abbot Hall, Kendal Castle, other events 1.1 Continued development of the Arts and Media Campus, including the Box Theatre, Castle Dairy space, K-Shoe Museum and the and Wildman Street Studio with courtyard signposting of the Yards. gardens and evening oƬ er; 5.1 Promote The Brewery as the ‘Launchpad’ for 1.2 Open up activity and frontage towards station exploring Kendal, including bike hire, tourist quarter; and information, family and evening events; 1.3 Improve quality of the public realm along Station 5.2 Expand current oƬ er at The Brewery, which Road in line with improvements to the station could include indoor attractions such as extra quarter. screens at the cinema or children’s indoor adventure area; 2. Station Quarter – visitor destination 5.3 Extend current Box OƱ ce service oƬ er for 2.1 Creative quarter associated with makers units destinations and events across Kendal; and and studio space could establish a leisure and 5.4 Opportunity to bring underused buildings under tourist destination, presenting an opportunity for umbrella of ‘Brewery Launchpad’ as events short-term temporary uses, as well as long-term spaces. opportunities for small businesses; and 2.2 Opportunity for small private travel operators to 6. Abbot Hall increased activity be located close to the station e.g, campervan, 6.1 Open up riverside frontage and better connect bike or scooter hire. to the riverside footpath; 3. County Hall Campus 6.2 Link Grounds to Abbot Hall recreation space and promote for outdoor events; 3.1 Key site and Ʈ rst impression of town. Opportunity for capture car parking including coach parking, 6.3 OƬ er coach parking at Abbot Hall to ‘explore especially for those travelling from the north, Kendal’. which could help reduce traƱ c entering one way system. ; 3.2 Enhance the riverside public realm including improving access to create a high quality river frontage and improve walking and cycling connectively; and 3.3 Potential future opportunity for any civic assets to be developed as prime riverside residential development with non-habitable uses, e.g. parking on the ground ư oor. 4. Indoor/Outdoor market : Modern Market Identity 4.1 Opportunity for bespoke food hall with artisan Co-working spaces food and drink oƬ er, in part or all of the indoor market, located to link to the outdoor Market Square; 4.2 Evening food and drink oƬ er associated to artisan food court at indoor markets; and 4.3 Improved entrance to better link indoor and outdoor markets; and 4.4 Upgraded Market Square to tie into new indoor market.
Altrincham Market - Update the indoor / outdoor market 04 THEME STRATEGY #2 37
3
2
Station Road
1
4
5
Opportunity sites County Hall campus 6 County Hall Station quarter Arts and media campus Extended evening oƬ er (indoor / outdoor market) Three points of access to markets Kendal tourism launchpad Cultural destinations from ‘launch pad’ Hidden yards exploration trail
Fig 4. Civic, cultural and leisure initiates 38
Commercial Initiatives
1. Canal Head, client facing oƱ ces and workshops 1.1 Public realm improvements retaining and refreshing the historic character; 1.2 InƮ ll and redevelopment to maximize the site for state of the art workshops, whilst carefully retaining frontages and the character of Canal Head; and 1.3 Careful integration of ư ood defence and highways upgrade along Aynam Road to consider servicing requirements for businesses. 2. Station Quarter - makers units and studios 2.1 Retain and refurbish traditional stone workshops; 2.2 As part of broader regeneration initiative, redevelop site with makers units, studio, and
opportunity for ư exible modular units. Co-working spaces 3. Mintsfeet Industrial Estate improvement 3.1 Link better to station area, consider improving the existing footbridge and associated public realm; 3.2 Consider branding approach and upgrade of signage and public realm; and 3.3 Promote viable commercial development and infrastructure, cross funded by new residential development. 4. South Lakeland House and Town Hall upgrades 4.1 Upgrade South Lakeland house to grade A oƱ ce space and oƬ er to the market.
4.2 Introduce ư exible co-working space on the FarGo - Pop up artisan units ground ư oor of the Town Hall.
MayƮ eld, Manchester - Pop up and temporary urbanism The Biscuit Tin, Reading - Pop up units 04 THEME STRATEGY #2 39
3
2
4.1
4.2
Aynum Road 1
Opportunity sites
Commercial clusters
Mintsfeet upgrades
Civic hub including co-working space
Mixed use oƱ ces with apartments Canal Head client facing oƱ ces and workshops
Modular makers units/studios and refurbishment of station and stone workshops Fig Fig5. Commercial X. Commercial initiatives Focus 40
Residential Initiatives
1. Riverside Frontage 1.1 Residential and hotel led development at K-Village fronting the river; 1.2 Investment in the Waterside Estate to make the most of its riverside location; 1.3 Encourage redevelopment of Former Magistrates Court site for riverside development. 2. Regeneration initiative - sustainably located mixed use development, apartments, studios, makers units and fresh produce. 2.1 Potential for apartments on the bus depot and Beezon Fields, integrated with modular makers units, studios and homes, and the refurbishment of the traditional stone workshop spaces; 3. High quality aƬ ordable homes along the river
3.1 South Lakes Housing has recently delivered new Vanilla Factory, Liverpool - Contemporary apartments homes within their existing estate around Waterside. They should be encouraged to invest further in the estate. The riverside setting could be harnessed as part of a programme of modernisation with scope to broaden further the type of accommodation provided and making the most of the riverside setting. This could include a wider choice of homes to meet local needs to create a really attractive quality accommodation oƬ er which is both aƬ ordable and energy eƱ cient. This could include a wider choice of homes to meet local needs in terms of size and tenure such as older people’s homes or low cost home ownership. Modular apartments 4. Castle View and Kirkbie Green Housing, associated to canal corridor and Canal Head. 4.1 Castle View has the potential for family housing. Heights should be illustrated in relationship to the structural landscape and the Castle setting; and 4.2 Kirkbie Green could potentially be brought into a wider Masterplan for the Castle View development. 5. Parkside Road 5.1 Planning permission has been granted at Parkside Road for 42 homes. Building heights within the development should sensitively address the relationship to the structural landscape and the Castle setting. 6. K-Village 6.1 A planning permission has been granted permission at K-Village to extend into the roof space to provide a 69 bed hotel and 88 1 bed apartments with space for Moho, Manchester - Modular living ư exible retail/oƱ ce units. 7. Longpool / Shap Road age speciƮ c accommodation 7.1 It is understood that a developer is keen to develop 04 THEME STRATEGY age #2 appropriate accommodation scheme in the area to the north of the station. 1.3 41
7.1
2.1
3.1
Kirkbie Green
4.1
Castle View
1.2
Opportunity sites
Residential clusters
Stramongate Primary School
Sustainable mixed use development
High quality aƬ ordable homes
Housing along the valley 5.1
Redeveloped mixed use development Parkside Rd Waterside frontage opportunities Fig 6. Residential initiatives Age speciƮ c residential development 1.1 42
Retail Initiatives
1. Support Town Centre retail through deƮ ned ‘Market Town Core’ 1.1 DeƮ ne and protect compact primary retail zone around the Market Core. 2. Strengthen Town Centre restaurant oƬ er 2.1 Change of ground ư oor use to restaurants and refurbishments of prominent retail spaces 3. Attract greater variety of multinationals – Regeneration of the Westmorland Shopping Centre 3.1 Refurbishment of ground ư oor retail, Ʈ tting more desirable ư oor plates; 3.2 Food and drink led development on the Ʈ rst ư oor; 3.3 Improve shop frontage onto Stricklandgate;
3.4 Provide shop frontage and improved access to Altrincham - Public realm with pedestrian refuge the shopping centre from Blackhall Road; 3.5 Consider reducing car park pricing for short stay shoppers parking for less than 3 hours; and 3.6 Indoor Market, food and drink oƬ er, potential public/private enterprise could create catalyst for other commercial interest. 4. Open up Visual and Physical links to Market Core from Blackhall Road 4.1 Upgrades to Westmorland Shopping Centre to consider presence, entrances and public realm on Blackhall Road; changing the inward looking shopping centre to face out and better connect with the Town. Kings Cross - Building adapted for supermarket Ʈ t out 5. DeƮ ne Highgate 5.1 DeƮ ne an independent shopping oƬ er supported by ‘helping hand’ rent and rates for new businesses; 5.2 Protect character and architecture, animate the street with cafes and attractive shop fronts; 5.3 Junction improvements at Highgate, Lowther Street and Allhallows Lane to reduce impact of cars, and priority crossing for pedestrians; 5.4 Additional parking bays to both sides of the street between the New Inn and Lowther Street; and 5.5 Deregulated parking after 6.30pm to promote evening use.
Preston, Fishergate - Public realm in the retail core 04 THEME STRATEGY #2 43
Blackhall Rd Stricklandgate
2
4 3 1
Allhallows Ln Lowther St
Highgate
5
Opportunity sites
Improved public realm and evening economy
Promoted startups and independents in historic yards and shops. Connected and upgraded indoor / outdoor food market
Priority public realm upgrades
Second priority public realm upgrades
Final public realm upgrades
Strengthen link between Kirkland, Lound Rd Highgate and Stricklandgate 5 Fig 7. Retail Initiatives 44
Transport Focus A fundamental challenge to Kendal’s function as a town is its constrained transport network. For all of the potential positive development opportunities to be cohesive, the transport system will require rethinking. The following objectives aim to relieve the pressure on Kendal’s historic network of streets and make the town a more pleasant place for pedestrians and cyclists. SpeciƮ c objectives Relieving the pressure on Kendal’s historic transport network
The following overarching objectives need to be considered: Fast, one-way traƱ c an Aynam Road -Introduce traƱ c routing to allow those people not visiting or contributing to the Town Centre; - Identify bottlenecks within Kendal’s transport system and consider alternative routes; - Identify parking requirements of diƬ erent types of visitors (day/tourist visitors, workers, shoppers, evening visitors); - Introduce capture car parks to relieve the congestion that Kendal’s workers generate on their commute; - Short-stay car parks for shoppers; -Deregulated parking; - Encourage walking and cycling within the Town Centre; - Create a hierarchy of car parks to make parking within the core of the town less favourable for day visitors; and Congested traƱ c on Highgate - Strengthen gateways at the town’s key points of arrival. 04 04 THEME STRATEGY #3 45
Fast one way traƱ c on Aynam Road 46
Transport Initiatives
1. Improving the public realm on key 4. Parking pedestrian routes 1. County Hall Campus; A. Improve the visitor experience by uplifting the quality of the public realm 2. K Village; between Kendal Train Station and the Town 3. Highgate deregulated parking; Centre; 4. New Blackhall Road decked parking; B. Use public realm interventions to adjust and perceptions of Blackhall Road and the bus station; 5. Short stay in Westmorland. C. Uplift the area surrounding New Road to 5. Blackhall Road parking and the create a positive environment; and bus Station D. Introduce pavement widening schemes A. Upgraded Bus Station, works will along Kirkland and Highgate. embrace enhancements to the Westmorland Shopping Centre and 2. Establishing legible connections access to the Town Centre; between the fragmented riverside footpaths B. Opportunity for simple deck structure parking, allowing 3 levels of parking on A. Introduce an east riverside footpath Blackhall Road pay and display, and parallel to Aynam Road; connecting to improve crossings to Shopping Centre. Gooseholme Park via Bridge Street and Little Aynam; 6. Linking three Streets B. Create a legible connection between A. Improve ư ow of public realm along Miller Bridge and Stamongate to connect the Kirkland, Highgate and Stricklandgate. severed riverside walkway; and B. Strengthen pedestrian ư ow on East of C. Strengthen links and connectively Kirkland, Highgate and Stricklandgate across the River Kent by reinstating where footways are wider, and integrate Gooseholme Bridge, damaged in Storm treatments to establish strong informal Desmond in 2015, creating a safe route for crossing to the West e.g. courtesy walking and cycling. crossings or pausing refuge points for pedestrians crossing the highway. 3. Potential positive changes to Kendal’s constrained transport network A. Consider introducing two way traƱ c or changing traƱ c ư ow direction on Aynam Road;
B. Test the introduction of a through-route using Dowker’s Lane to connect Highgate to New road avoiding Lowther Street;
C. Close Lowther Street to traƱ c or introduce alternative traƱ c direction using Altrincham Pedestiran friendly public realm with crossings and refuge one way system;
D. Reintroduce controlled traƱ c ư ow between Highgate and Stricklandgate; and
E. Bus station improvements. 04 04 THEME STRATEGY #3 Oxford Street, London Improved pedestrian crossings 47
1
A
Stricklandgate
E Blackhall Rd 4 A B 5 B
A
C Gooseholme D Park B C
nam Bridge St C Little Ay
Highgate
3 B A
B A
D
Opportunity sites Upgraded public realm Car parks Riverside footpaths Kirkland Connections to fragmented river walks Pavement widening on Kirkland and Highgate Highway interventions One-way Miller Bridge Narrow Lowther Street One-way Aynam Road Lowther Street / Highgate junction
Strengthened Town Centre gateways 2 Fig 8. Transport Initiatives 48
Conclusions
Kendal Town Centre is a vibrant and attractive place, the civic heart of South Lakeland and crucially important to economic and social well-being. Like many towns in the UK Kendal has signiƮ cant challenges and opportunities which need to be addressed to allow the town to grow and ư ourish. These include
- Unlocking potential development sites to provide employment opportunities and to aƬ ordable, desirable housing convenient to the town centre, - Improving the traƱ c ư ow, public transport and parking provision, particularly through sustainable transport, improving bike, bus and walking routes; - Enhancing key gateways to the town, including bus and railway stations - Embracing the river corridor, whist ensuring any development takes into account potential ư ood events as our climate changes, - Continuing to grow the cultural, leisure and arts oƬ er and improving the night time economy - Retaining and enhancing Kendal’s historic town centre, its natural assets and public realm Aspirations for managed growth can provide opportunities to secure Kendal’s place in the face of regional competition and for increased Town Centre living. Such growth will bring issues, opportunities and challenges.
A key objective of the Strategy is to build on the existing town centre as a desirable place to visit, live and work and explore.
Therefore, input and buy-in from the people of Kendal is crucially important. The various workshops and consultations with key partners and businesses undertaken in this process have proven to be invaluable to arrive at potential initiatives which will deliver signiƮ cant and lasting results.
Please see page XX for Next Steps which forms part of the delivery strategy 04 CONCLUSIONS Highgate 49 50 51
PART 2 OPPORTUNITY SITES AND COMPOSITE MASTERPLAN
05 52
This section has been produced separately to The sites are: the main document which allows the Strategy to be adapted over time as sites are developed 1. Former Magistrates Court or other opportunities arise. 2. County Hall Campus At the time of writing there are Ʈ fteen 3. Longpool / Shap Road opportunity sites within Kendal Town Centre which can provide practical interventions in 4. Station Gateway order to deliver the Strategic Masterplan. These sites are areas which may be able to 5. Blackhall Road accommodate new development and have been considered and developed during the 6. Kendal Post OƱ ce design process with key stakeholders. 7. Westmorland Shopping Centre The section also includes a Composite 8. South Lakeland House Masterplan which illustrates a potential holistic approach to redevelopment in the Town Centre 9. New Road using the opportunity sites. The sites are then individually explored in terms of their speciƮ c 10. Canal Head opportunity, capacity and potential for new developments. 11. Brewery Arts Centre 12. Waterside Estate, Dowker’s Lane
13. Abbot Hall
14. Parkside Road North
15. K Village
The locations of these sites within the wider Strategy area are identiƮ ed on the opposite page. 05 OPPORTUNITY SITES 1 53
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2
4
6 5
7
9
8
10
12 11
13
14
15 Fig 9. Opportunity Sites 54
Composite Masterplan Using the 16 opportunity sites, the Composite Masterplan opposite illustrates possible interventions to support Kendal’s Future Vision.
Opportunity focus 1. Riverside residential development at the Former Magistrates Court site.
2. Riverside residential development at the County Hall site.
3. Regenerated Station Gateway with strong arrival space and mixed use development with makers units and apartments.
4. Strengthened arts and media campus / hub.
5. Upgraded market town core with uplifted public realm, start up businesses, and a new indoor / outdoor diners market.
6. Commercial development at Canal Head, further developing the innovative business oƬ er.
7. New homes along the valley side.
8. Redevelopment of the riverside estate at Dowker’s Lane, incorporating new apartments and housing for the elderly in a sustainable location.
9. Improved cultural oƬ er at the Brewery Arts Centre including new cinema screens, as well as the establishment of the centre as a launch pad for cultural activities in the town. Opportunity sites 10. New homes at Parkside Road. Indicative development footprints Some of the items listed above are already in the Opportunity focus process of being delivered. Refurbishment opportunity Indoor / outdoor market Mixed use opportunity
Flood resilient landscaping at New Road Strengthened connections Cultural destinations Upgraded riverside walkway Primary public realm opportunity Secondary public realm opportunity
Strengthened Town Centre gateways 05 MASTERPLAN COMPOSITE 1 55
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10 m in u te w a lk f r o m t h ery e ew B Br r e e th w om e fr r k y al w te u in m 5 6
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Fig 15. Composite Masterplan 56 Site name Former Magistrates Court
1
Size (ha) 0.54 (0.43 net) Current Use Former Magistrates Court - closed June 2017 as part of the government’s rationalisation of its court facilities. A three storey building fronting Burneside Road and parking/ landscaping is currently situated on the site. Location Situated at the north of the Strategy area and west of the River Kent. The site is located to the south of Dockray Hall Road and to the west of Burneside Road.
A McCarthy and Stone development is situated to the south east of the site.
Access is gained from Burneside Road and Dockray Hall Road. Level changes means that the building is accessed at diƬ erent heights. Land Ownership Wren Properties Ltd, purchased February 2019 Current Planning Designation Flood Zone 2, Flood Zone 3 Action Plan Opportunity Riverside residential development, capacity in the order of 86 houses. The sites riverside setting and proximity to existing residential properties present an opportunity for residential development in this location with strong frontages facing onto Burneside Road and Dockray Hall Road.
Development should promote the use of the riverside walkway for cyclists and pedestrians.
The site could be incorporated into an extension of the adjacent McCarthy and Stone assisted living development - should the acquisition of this site be desirable for them.
Adjacent residential development at Earle Court also oƬ ers an example of non-retirement residential development which is attractive in this location.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Proposals Planning application for 64 retirement living apartments with car parking - SL/2019/0841, currently in for determination Key Stakeholder Partners Wren Properties Ltd/potential new owner Key Delivery Issues (Risk/Constraints) Flood Zone
Level changes Delivery Mechanism Private sector led
Phasing Short Priority Medium 57 Site name County Hall Campus
2
Size (ha) 3.02 (2.42 net) Current Use Operational buildings - public sector use, including premises of Cumbria Police, Cumbria Fire and Rescue, archives buildings and Busher House with associated car parking and landscaped space.
Grade II listed with 2 storey elevation fronts Windermere Road. The downwards slope towards the River Kent means that the building is three storeys on its eastern elevation. Location Site is located to the east of Burneside Road and Windermere Road. Busher Walk is the vehicular access route which joins onto Burneside Road to the North and Windermere Road to the south west. Land Ownership Cumbria County Council Current Planning Designation Part Flood Zone 2 and Flood Zone 3 Action Plan Opportunity Suitable location for employment or academic space, with riverside residential development and car parking:
Residential - the eastern edge of the site which meets the river could be developed as waterside apartments to take advantage of the natural setting.
Car Park - The site could also accommodate a multi storey car park which would act as a capture car park to alleviate some pressure on Kendal’s constrained transport network.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Proposals Cumbria County Council has ambitions for some redevelopment in the County Hall area and there has been some recent reorganisation of car parking
Key Stakeholder Partners CCC Key Delivery Issues (Risk/Constraints) Flood Zone Listed Building - County Hall is a 2/3 storey Listed Building Part of the site is within the Conservation area Level changes Delivery Mechanism CCC lead Phasing Short - Medium Priority High 58
Site name Longpool / Shap Road
3
Size (ha) 2 Current Use Current uses within this area include the Porsche Centre, Parsons Catering Supplies industrial units, a former adult training centre and United Utilities Kent House site. Location Site is located to the west of Shap Road on brown Ʈ eld land situated between Kendal Cricket Club and the Railway line/train station carpark. Land Ownership Parker and Parker Ltd
Blue Cooling Ltd
United Utilities Current Planning Flood Zone 2 Designation Action Plan Opportunity This area has the potential to be used for commercial / industrial or car parking subject to planning approval.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Planning application submitted by Blue Cooling Ltd approved in April 2018 to demolish the former Adult Proposals Training Centre and construct 5 industrial units Key Stakeholder Landowners Partners
Key Delivery Flood Zone 2 Issues (Risk/ Constraints) Railway line Delivery Private sector led Mechanism Phasing Long Priority Medium 59
Site name Station Gateway
4
Size (ha) 4.17 (3.34 net) Current Use Station and employment oriented zone, predominantly light industrial, includes: Homebase, Stagecoach depot, Eurocarparts, Car dealership, garages/light industrial uses. The area immediately adjacent to Wildman Street features some more typical Town Centre built form and uses, with many buildings featuring retail at lower level. Kendal College, Kendal Museum and County Hotel are notable historic buildings. Between these is the contemporary theatre - ‘The Box’. Location North east of the Town Centre and the River Kent, and to the south west of Kendal Railway Station. Kendal Station is situated to the east of this zone. Land Multiple Ownership Current Part Existing Employment Site - Beezon Road Area Planning Part Flood Zone 2 and Flood Zone 3 Designation Adjacent to Conservation Area to the south Action Plan Opportunity Critical gateway site including parking which has signiƮ cant potential to be enhanced with strong arrival space and mixed use development. Accessibility and legibility between the Town Centre and the Station is poor in this area due to the requirement to navigate around buildings and a busy road layout. The experience for Ʈ rst time visitors and public transport users in Kendal could be improved signiƮ cantly through redevelopment of this area. Options include: Existing light industrial uses could be relocated and an arts and media hub developed comprising makers/ local artisan units and studios which could be modular or pop-up. The proximity of existing occupiers such as Kendal’s Art and Media Campus and the Box Theatre should also be highlighted to create a vibrant station quarter. Investment could be targeted at expanding and enhancing the existing features. Public realm improvements on Longpool, Wildman Street and Stramongate. The Station frontage should be uplifted with a more welcoming arrival space introduced. Unlike many other areas within the town the area is not constrained by being located within a conservation area or by the location of listed buildings Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures
Current N/A Proposals Key Network Rail and other landowners Stakeholder Partners Key Delivery Flood zones Issues (Risk/ Given multiple landowners likely to require a signiƮ cant amount of land assembly. Constraints) Delivery Assembly of a parcel of sites could be led by the public or private sector but public sector are more likely to be Mechanism able to drive a quality transformation if funding can be identiƮ ed and likely to require Council to assemble land and to procure a development partner and work in collaboration with existing landowners. Phasing Medium to Long A vision for this area is likely to be long-term but scope to redevelop in stages, or certain plots could be developed individually to start to make an impact but should be done in the context of a comprehensive vision. Priority High 60
Site name Blackhall Road
5
Size (ha) 0.46 (0.37 net) Current Use Telephone Exchange Building including landscaping to the north and east and car park to the east.
The three storey modernist style building features mobile antennae on its roof. The telecommunications infrastructure within this building represents a strategic asset for Kendal.
Blackhall Road Surface Car Park
Neither of the two existing uses provide natural surveillance through active frontages to Blackhall Road. Location On the corner of Sandes Avenue and Blackhall Road.
To the immediate west of the site is the North Lancashire and South Lakes Cancer Care Centre. The access route between Blackhall Road, the Telephone Exchange and the Blackhall Road Car Park provides access into the Cancer Care Centre.
Access is via a short access route which takes vehicles east from Blackhall Road. Land Ownership British Telecommunications Plc
South Lakeland District Council Current Planning Part Flood Zone 2, adjacent Flood Zone 3 Designation Within Town Centre Boundary Action Plan Opportunity Potential to form part of an upgraded market town core with uplifted public realm, start-up businesses and introduce potential new uses.
Mixed use potential - employment (1,224 sq m)/residential (22 homes)/car parking use.
Movement of all the telecommunications infrastructure is likely to be diƱ cult. The site could be delivered in stages with the southern elements delivered Ʈ rst. Scope as to whether elements of the Telephone Exchange building could be converted e.g. into small scale oƱ ce space for a temporary period.
Investigate the possibility of consolidating the Telephone Exchange into a new smaller building or incorporated into a new arrangement. Also investigate the potential of part conversion.
The crossing and access to the Town Centre / Westmorland could be improved by changing the surface materials to prioritise pedestrians crossing Blackhall Road.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current N/A Proposals Key Stakeholder SLDC, British Telecommunications Plc Partners Key Delivery Flood zones Issues (Risk/ Constraints) Ability and cost of moving the telecommunications infrastructure Delivery SLDC to determine options for the site and to engage with all site owners to ensure a holistic approach is Mechanism taken reư ecting the whole site Phasing Long Priority Low/Medium 61
Site name Kendal Post OƱ ce
6
Size (ha) 0.16 Current Use Post OƱ ce Location Located on the east side of Stricklandgate adjacent to McDonalds Land Ownership Trillium (RMF) Limited Current Planning Within Town Centre Boundary Designation Action Plan Opportunity Refurbishment of attractive building in close proximity to Westmorland Shopping Centre – where signiƮ cant investment is being proposed.
Ground ư oor would make an attractive restaurant and upper ư oors could be converted into residential.
Current The Post OƱ ce is looking at potential Town Centre sites but is currently not relocating. Proposals Key Stakeholder Trillium (RMF) Limited/new owner Partners
Key Delivery Within the Conservation Area Issues (Risk/ Constraints) Delivery Private sector led Mechanism Phasing Short/Medium Priority Medium Site name Westmorland Shopping Centre
62
7
Size (ha) 1.01 Current Use Indoor market and mall with 2 storeys of retail units and 700 space multi storey carpark Location Centrally located with Blackhall Road, Stricklandgate and Market Place frontages Land Ownership Praxis and SLDC Current Planning Designation Primary Shopping Area
Within Town Centre Boundary Action Plan Opportunity Potential to form part of an upgraded market town core with uplifted public realm, start-up businesses, and a new indoor/outdoor diners market.
Praxis invested in the centre in September 2017. Hope to attract new retail brands and as occupiers are attracted will invest further in the centre. Clarks has recently moved into the 7,000 sq ft former Argos unit.
The existing parking provision could be relocated to a potentially upgraded Blackhall Road carpark (opportunity site 5) providing ultimate ư exibility to adapt the building for alternative uses or larger ư oor plate multinational retailers.
The indoor market should be updated, taking inư uence from markets such as Manchester’s Mackie Mayor or Altrincham Market and linked to outside events.
The service entrance to the Shopping Centre has the potential to be reconƮ gured as an outdoor space.
Frontage upgrades to the shopping centre and bus station and improvements to the public realm to improve presence and connectivity.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Proposals Announcement from Praxis expected on the future of the shopping centre with details of “a major investment in a hotel and leisure development at Westmoreland Centre which will radically transform the shopping experience for the beneƮ t of shoppers and retailers alike.” (Place North West, Dec 2018)
Planning permission SL/2019/0064 has been granted for an additional storey for the formation of a 60 bedroom hotel, with alterations also to the three public entrances Key Stakeholder Partners Praxis Key Delivery Issues (Risk/Constraints) Within the Conservation Area Delivery Mechanism Praxis to lead. SLDC to support as appropriate re. eƱ cient response to planning applications etc to support investment in the centre and speciƮ cally in terms of future proposals for the car park. Phasing Short/Medium Priority Medium 63 Site name South Lakeland House
8
Size (ha) 0.59 (0.48 net) Current Use This site currently forms the main oƱ ce of South Lakeland District Council, the Town Hall and a council owned multi-storey car park. Location The site is bound by Lowther Street to the south, Highgate to the west and the rear of commercial properties to the north.
Access is gained on foot via a yard from Highgate to the west, through South Lakeland House from Lowther Street via an internal walkway to the south, and via the New Shambles Yard to the north. Vehicular access and an additional pedestrian route can be gained via Kent Street and the multi-storey car park from Lowther Street/Gulfs Road. Land Ownership South Lakeland District Council Current Planning Designation Part of a Grade II Listed Building
Primary Shopping Area
Within Town Centre Boundary Action Plan Opportunity Potential to form part of an upgraded market town core with uplifted public realm and start-up businesses.
SLDC has committed to remain on the site. South Lakeland has reviewed its accommodation requirements as part of the Customer Connect initiative. SLDC is proposing to rationalise its use of the building creating scope to introduce some new uses onto the site. SLDC could provide low-cost workspace for Start Up businesses and Small and Medium Enterprises (SMEs). This could encourage the retention and attraction of talent into the core of Kendal Town Centre.
Space in front of the Town Hall could be reinterpreted as a public square. Current Proposals South Lakeland District Council is investing £4.9m to re-model its principle oƱ ces and the historic Town Hall in the centre of Kendal. Under the scheme around half the available oƱ ce space in the South Lakeland House oƱ ce building will be available for commercial let, alongside council accommodation. The main council reception areas for the public will move into the adjoining town hall and other spaces in the town hall will be reconƮ gured as ư exible meeting spaces suitable for a wide variety of community and business use Key Stakeholder Partners SLDC Key Delivery Issues (Risk/Constraints) Listed Building
Within the Conservation Area Delivery Mechanism SLDC lead Phasing Medium Priority Medium 64 Site name New Road
9
Size (ha) 0.91 (0.73 net) Current Use Common Land, used by the fairground. A green space, which will form part of the EA’s ư ood risk management scheme, with pedestrian access across the Common. Location Located on New Road adjacent to the River Kent Land Ownership South Lakeland District Council Current Planning Designation Flood Zone 2, Flood Zone 3
Within Town Centre Boundary
Opposite Grade II Listed Church Action Plan Opportunity The New Road site should be treated as an important public space with ư ood defences incorporated into the design following extensive ư ooding in 2015. Improving New Road Common has highlighted that the opposite side of the carriage way improvements are needed to create a better pedestrian experience. Reinstating Gooseholme Bidge including a cycleway is essential and provides an important links to and from the Town Centre and across the river
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Proposals In August 2017, the Council resolved that the land be closed to vehicles and has been landscaped. Site should be utilised to make the most of the riverside setting. Such as holding events and being an important part of the riverside walk. Key Stakeholder Partners SLDC Key Delivery Issues (Risk/Constraints) Flood Zones
Within the Conservation Area
Proximity to Listed Building
Trees on site Delivery Mechanism Public Sector Phasing Short Priority Medium 65 Site name Canal Head: Aynam Road 10
Size (ha) 6.89 Current Use Predominantly commercial in nature with industrial buildings and service areas. The area has seen signiƮ cant investment with the refurbishment of Gilbert Gilkes turbine manufacturing facility in 2015, the occupation of much of the former Goodacres works by manufacturer Mardix in 2014 (now merged with Anord), and the development of a small cluster of creative industries and pubs. South Lakeland District Council has a long term objective of restoring the Canal and the line of the canal is safeguarded. Residential properties are located within the west of the site at Aynam Road and to the south of the site at Queen Katherine Street. Canal Head Household Waste Recovery site and Former school playing Ʈ eld Location Situated to the south east of the historic core of the Town Centre and east of the River Kent. The site is deƮ ned by Aynam Road to the west, Bridge Street and Canal Head North and South to the north, properties on Queen Katherine Street to the south, and the former alignment of the Lancaster Canal to the west. Land SLDC depot and CCC Household Waste Recovery Site, both owned by SLDC. Household Waste is leased to Ownership CCC Planning Kendal Canal Head Area Action Plan Area, Within Kendal Conservation Area, Contains historic/listed buildings, Designation Forms part of the setting for Kendal Castle, Former Lancaster Canal route safeguarded, Flood Zone 2 Action Plan Opportunity An environment to attract further innovative industries should be created - including public realm improvements and appropriate working spaces. Improving New Road Common has highlighted that improvements to the opposite side of the carriage way are needed to create a better pedestrian experience. The proximity of other industrial uses means that this site would be a prime location for commercial development. Other uses on the west side of the site such as residential may not be viable or desirable due to issues such as noise and commercial transport. Potential on the east side for new homes along the valley side. The location of development here, close to existing high-value residential properties at Kirkbie Green to the north and the proximity to Kendal Castle, Castle Hill and the Town Centre, could provide an attractive investment proposition. Reinstating Gooseholme Bidge including a cycleway is essential and provides an important links to and from the Town Centre and across the river Current Opportunities for expansion elsewhere in Kendal may open up diversiƮ cation opportunities on this site. Proposals It is suggested that the site accommodates a similar level of development activity to that which is currently in operation, though there is potential for more ư oorspace on the site if required. Stakeholders Mealbank Estates, Gilbert Gilkes, Russell Armer Homes, SLDC, CCC, Ski Club Key Delivery Flood Zone - The Environment Agency’s Flood Risk Management Scheme current scheme provided ư ood walls Issues (Risk/ and embankments along with length of Aynam Road. Planning Permission SL/2018/9025. Constraints) Listed Buildings - historic buildings should be protected and adapted for modern use Within the Conservation Area Potential contamination from Household Waste site Kendal Castle setting/scheduled ancient monument Owner would like to see the Council’s Household Waste Centre relocated but it is not critical to the delivery of new homes There are clawback to CC and former school which occupied the sites The proximity of the site to Kendal’s historic castle, canal alignment footpath and natural environment, will require any proposals to be sensitively designed with lower building densities and heights but will add value to the character of the site. The current Household Waste Recycling Centre would require the relocation elsewhere within Kendal. Delivery Private sector lead, A suitable alternative location to be found for the current use Phasing Ongoing, Short/Medium Priority Medium 66
Site name Brewery Arts Centre
11
Size (ha) 0.66 (0.53 net) Current Use The Brewery Arts Centre is an arts, leisure, community and educational facility. The Brewery has a 450 capacity music venue, three cinemas, two visual arts galleries, a drama studio, darkroom facilities, meeting rooms, a restaurant, Warehouse Café, the Vats Bar, and a theatre seating 200. Location Situated to the west of Highgate. To the north of the site is the main Brewery Arts Centre and the cinema. There is a pay and display car park within the site and servicing to the south. To the south west of the site is the Kendal Squash Club, to the west is the Garth Heads pedestrian path. The site is accessed oƬ Highgate via a narrow access road which is not very visible from the main road. A secondary pedestrian access is situated underneath the Kendal Hostel building which fronts onto Highgate. A Ʈ re escape also links the cinema building with the Garth Heads pedestrian path. Land Ownership Kendal Brewery Arts Centre Trust Limited Current Planning Within Town Centre Boundary Designation A Historically Listed Drinking Fountain sits with the Brewery Arts Centre grounds. Action Plan Opportunity The Arts Centre is a key leisure destination in the Town Centre serving the sub region. The existing car park could be developed in the long term to accommodate additional new leisure ư oorspace to support further cultural, commercial and community space and events. Other potential opportunities include tourist information and bicycle hire facilities, a children’s indoor adventure area and an enhanced bar/restaurant unit with outside seating which would broaden the oƬ er of the centre and provide knock-on beneƮ ts to other businesses within Kendal Town Centre. Enhancing visibility to the Centre from highway should be a high priority - even if just better signage to reposition this area as the cultural hub/gateway to the Town Centre. The landscaped public space at the Brewery Arts Centre should better connected with the restored Garth Heads - if better connected to the Centre, the park could be used for outdoor performances in the summer months.
Current Proposals £500,000 investment to upgrade The Brewery Arts Centre is currently ongoing.
Key Stakeholder Kendal Brewery Arts Centre Trust Limited Partners Key Delivery Issues Within the Conservation Area (Risk/Constraints) DiƱ culty with accessing funding for arts projects Delivery Mechanism Kendal Brewery Arts Centre Trust Limited to ensure the Brewery Arts Centre remains a key leisure destination in the sub region. Proposed should be linked to proposals for Abbot Hall to drive for an enhanced leisure/cultural hub for the town. Phasing Medium/Long Priority High 67
Site name Waterside Estate, Dowker’s Lane
12
Size (ha) 1.96 Current Use The 1970s Waterside Estate is a modernist social housing development, which incorporates buildings of between two and four storeys in height. Buildings are positioned in a non-traditional ‘Radburn’ layout, with public access to both the front and rear of the dwellings, alongside associated private parking and garages. There are also some small parcels of community green space. Location The Waterside Estate is located to the south east of the historic core.
The Dowker’s Lane Car Park is situated to the north of this area.
The site can be accessed via Dowker’s Lane or on foot via the River Kent riverside walkway. Land Ownership Majority ownership - South Lakes Housing with some individual private ownership driven by right to buy. Current Planning Designation Part Flood Zone 2 and Flood Zone 3 to the East Action Plan Opportunity Residential
Potential to enhance the quality of the estate through investment to make the most of its attractive riverside setting. Focus could be on oƬ ering a diƬ erent type of housing to increase choices available in the Town Centre. The riverside walkway should be upgraded and enhanced as part of a wider initiative to enhance and connect the fragmented riverside environment.
Please also refer to the Opportunity Area section of Kendal Vision document produced by Kendal Futures Current Proposals South Lakes Housing have completed works proposed at the Waterside estate for six 2 bedroom houses, four 2 bedroom ư ats and four 3 bedroom houses being built on the site of the existing garage blocks fronting Dowker’s Lane. The plans have been drawn up following extensive consultation since 2013 with tenants, leaseholders and owners around the area with the aim to “Build pride in Waterside”. Key Stakeholder Partners South Lakes Housing
Homes England potentially Key Delivery Issues (Risk/Constraints) Within the Conservation Area
Part Flood Zone 2 and Flood Zone 3 to the East Delivery Mechanism South Lakes Housing led. Investigate the potential for further investment in the estate Phasing Ongoing Priority High 68
Site name Abbot Hall
13
Size (ha) 0.77 Current Use Abbot Hall is an award winning art gallery, home to permanent and temporary exhibitions Location Located to the east of Kirkland, access oƬ Peppercorn Lane Land Ownership South Lakeland District Council Current Planning Designation Flood Zone 2 and Flood Zone 3
Within Town Centre Boundary
Grade I Listed Building Action Plan Opportunity Abbot Hall has the potential to improve its culture oƬ er with outdoor events making the most of the riverside environment.
The permeability and connectivity through the site to the river should be made clearer to pedestrians.
The site could be a strategic location to situate a coach/ minibus drop oƬ point. This would give Kendal’s visitors the choice to begin their exploration of the town through the intricate urban environment or the scenic riverside environment. Current Proposals An £8.5m project to transform the South Cumbrian art gallery.
The gallery, run by Lakeland Arts Trust, is due to relaunch in 2022 following refurbishment to celebrate its 60th anniversary with a host of new features, including better accessibility and a new cafe.
Key Stakeholder Partners Lakeland Arts Trust, SLDC Key Delivery Issues (Risk/Constraints) Within the Conservation Area
Flood Zone 2 and Flood Zone 3
Grade I Listed Building Delivery Mechanism Following the investment in the building it should be positioned alongside the Brewery Arts Centre as a driver for an enhanced leisure/cultural hub for the town. Phasing Ongoing Priority Medium 69
Site name Parkside Road North
14
Size (ha) 1.09 (0.87 net) Current Use This site currently accommodates part of Electricity North West’s power equipment storage facility. The southern boundary includes buildings with a stone facade which front onto Parkside Road. Location The site is accessed from Parkside Road and shares a boundary with the Lancaster Canal alignment to the east. Land to the west is deƮ ned by residential properties on Wilson Street and Wilson Street itself. To the north east of this site is a transmission/maintenance facility for National Grid Gas. Land Ownership Electricity North West Limited Current Planning Designation Flood Zone 2 and Flood Zone 3 adjacent to the West
Part of Canal Head Area Action Plan Action Plan Opportunity New homes - the site presents an opportunity to introduce housing within close proximity to Kendal’s natural environment and should be sensitively developed in order to reduce the impact of any buildings on the surrounding landscape. Current Proposals The site is currently subject to an outline planning application (SL/2016/0574) approved at committee in October 2017 which sought approval for 42 residential dwellings. This planning application has been submitted alongside another outline application for the Parkside Road South site. Applicant is Electricity North West. Key Stakeholder Partners Electricity North West Key Delivery Issues (Risk/Constraints) It is understood that a strategic gas main is situated to the east of the site. The location of this and the protected alignment of the Lancaster Canal, also to the east of the site, may require some buƬ er treatments.
Within the Conservation Area Delivery Mechanism If planning permission is gained it is likely that the site would be disposed of to a housebuilder. SLDC should work with owners to support development in the short term. Likely to be interest in the site. Phasing Short Priority Low 70
Site name K Village
15
Size (ha) 1.39 (1.11 net) Current Use Shopping centre closed early 2019 for redevelopment. The centre currently accommodates car parking at ground and basement levels, retail ư oorspace at ground and Ʈ rst ư oor levels, with apartments and oƱ ce space above.
Overall there are 29 retail units comprising 43,000 sq ft which are empty and will form part of the redevelopment. There are also 94 apartments on the Ʈ rst, second, and third ư oors. Location Situated to the south of the Town Centre, south of Nether Bridge. To the east of the centre is Lound Road, while to the west is the River Kent. A riverside path runs along the River Kent within the site’s western boundary. Land Ownership Lou Kendal Limited Current Planning Designation Flood Zone 2 and Flood Zone 3 Action Plan Opportunity The building currently features a blank wall onto Lound Road which creates a poor gateway to the town from the south. There is potential for this to be improved to enhance the street scene. The current retail market and levels of footfall have led to closures within the shopping centre. There is urgent need for new life to be injected into the centre given its prominent gateway and riverside location. Current Proposals Planning approved (SL/2018/0707) in November 2018 for the reconƮ guration of part of K Village to accommodate a 69 bedroom Travel Lodge Hotel along with 88 apartments, oƱ ces, and retail; this has been brought forward by the building’s owner Lou Kendal, which bought the site in 2015.
The hotel will be focused on the existing retail space and many of the vacant units will be converted into 69 bedrooms, with the hotel accessed via Lound Road. On the Ʈ rst ư oor, vacant commercial space will be subdivided into 30 apartments, while retail storage on the second ư oor will be converted into 38 apartments. On the third ư oor, an extension will feature 20 ư ats. (Application ref. SL/2018/0707). Key Stakeholder Partners Lou Kendal Limited Key Delivery Issues (Risk/Constraints) Private sector lead
SLDC to work with the owner as appropriate to support the owner to bring forward this scheme which would support many of the objectives of the commission and transform the currently poor gateway into the town. Delivery Mechanism Within the Conservation Area Phasing Short Priority High 71 72
The table below indicates how each of the numbered sites perform against the Strategy’s Vision Statements, Inư uences and Themes.
Strategy Vision Statements (Section 2) Can the sites support the vision? 123456789 A town where the best of modern living meets the natural beauty of the Lake District and Yorkshire Dales National Parks A town where ideas are born
A town where Ʈ rms can do business
A town which is resilient and ready for the future
A town with a rich history in trade and local produce
A town which celebrates the South Lakeland culture
A town you can explore Strategy Inư uences (Section 3) Living with the river
Embracing the character and Kendal’s Historic and Natural Environment
Accommodating new development
Local commitment
The local economy
The scale and variety of the existing oƬ er and potential opportunity
A skilled workforce Strategy Themes (Section 4) Natural assets and civic gems
Piece together the missing links to create strong north-south riverside corridors
Improving the setting for Historic Buildings
Consideration of modern architectural interventions
Consideration of appropriate and alternative uses
Investing in traditional uses
Economic focus (commercial, residential, retail and cultural)
Develop a strong international brand
Capture the tourism potential
To o Ƭ er the best in modern amenities
Support the independent culture oƬ er
Develop the student oƬ er with Kendal College
Grow the arts and media campus
To provide smaller homes and apartments in a sustainable location
Make the most of the Riverside location
Promote high quality aƬ ordable development at Dowkers Lane
Attract quality multinational retailers
Modify the focus of Highgate and Kirkland
Link the indoor and outdoor market oƬ er
Consider evening opportunities for indoor and outdoor market
Secondary retail associated to makers and produce units around the station
Create the environment to support start-up and grow businesses from grass roots to...
Cultivate a creative and economically viable environment for makers
Develop spaces for sharing knowledge and ideas
Link regeneration around the station with Canal Head
Development of Canal Head
Transport focus
Improve the public realm on key pedestrian routes
Establish legible connections between the fragmented riverside footpaths
Introduce positive changes to Kendal’s constrained transport network 73
Can the sites support the vision? 1. Former Magistrates Court 2. County Hall Campus 10 11 12 13 14 15 3. Longpool / Shap Road 4. Station Gateway 5. Blackhall Road 6. Kendal Post OƱ ce 7. Westmorland Shopping Centre 8. South Lakeland House 9. New Road 10. Canal Head 11. Brewery Arts Centre 12. Waterside Estate, Dowker’s Lane 13. Abbot Hall 14. Parkside Road North 15. K Village
Schedule of site speciƮ c impacts aligned to the Strategic Masterplan, drivers and themes. 74
This section states how the drivers and Next Steps frameworks can be actioned through policy, and the mandate of the stakeholder partners, in Changing trends and consumer habits mean that delivering this Strategy. This is a summary of the Kendal town centre will need to continue to evolve engagement and will also highlight any potential over the coming years. This Strategy seeks to future challenges. It covers the following: ensure that a proactive approach is taken to inư uencing positive change and in making Kendal - Governance and Delivery Structures; the best place it can be to live, work and play. - Marketing and Communication; The Strategy will help inform future work on the - Establishing a proactive policy context; and South Lakeland Local Plan ‘Development -Delivery. Management’ document and the future Local Plan which will cover the period from 2021-2036. Governance and Delivery Structure There are a number of strategic studies and works that will have an inư uence over any development Throughout the preparation of the Strategy, being brought forward and should be used SLDC has worked with a number of key alongside the Kendal Town Centre Strategy. These stakeholders to understand their views and gain include the Kendal Vision, EA’s Kendal’s Flood Risk their buy in to an agreed vision for the town Management Scheme, CCC’s emerging transport centre. Key partners involved included: modelling and SLDC’s South Lakeland Local Plan.
- Cumbria County Council (CCC) This Strategy is not prescriptive about the best - Kendal Town Council (KTC) governance and delivery structure - there may be - Kendal Futures an informal arrangement, or it may take the form of a Town Board, or a designated Town Centre - Kendal Business Improvement District (BID) Manager being appointed. Although SLDC may - andowners and site speciƮ c partners such take the lead on a number of these actions and as Kendal Brewery Arts Centre, Praxis indeed several of the projects, it is the responsibility of all stakeholders in Kendal to work - Kendal College collaboratively. The roles and responsibilities for - Cumbria Local Economic Partnership each of the partners in its delivery will depend - Lancaster and South Cumbria Economic upon their individual interests and their Region overarching priorities, but it is important that there is shared commitment towards the vision for the -Homes England town. 05 STRATEGY DELIVERY Highgate 75 76
Establishing a Proactive Policy - Building upon the existing leisure and cultural Context oƬ er provided by the likes of Kendal Brewery Arts Centre and Abbot Hall will be important. As will be Once the Strategy has been signed of it can become expanding upon the existing impressive events an important tool for engagement with key partners. programme. The Town should celebrate its SpeciƮ cally, it can be used to engage with developers independents - they are what makes Kendal and investors to demonstrate the agreed vision for special and there is scope to harness the “Made the town and to support conversations about in Kendal”/” Made in Lake District” brand. This emerging proposals to ensure that these support the should support extended opening hours and the wider aspirations for the town. The Ʈ ndings will town’s tourism oƬ er inư uence the forthcoming local plan. Supporting the retail oƬ er In some cases it will be worth considering preparing - In part this will be achieved through the other more speciƮ c planning documents. SpeciƮ cally: themes which should enhance the shopping - Preparation of development briefs to specify how experience, but it is recognised that the current speciƮ c areas should be developed – an indoor and outdoor markets could be enhanced approach that could be considered for the - an approach which has reaped excellent Station Gateway rewards in some other towns. Given the existing strength of independent food and drink operators - Design Codes could be created for the there is scope to further enhance this oƬ er. conservation area to set clear parameters for any Continuing to encourage pop up shops or stalls in intervention vacant units or in open spaces should also be Be bold – Take the lead encouraged to animate shop frontages and allow operators to test the local market. This could sit Strong leadership is critical to delivery. Complicated well with a bid to the Future High Streets fund governance and stakeholder involvement could work more eƬ ectively if a clear mandate is set. Kendal Public realm improvements Futures a public/private venture might be the platform - Actions focused on increasing the usage and to drive change across a number of agendas. In quality of existing public space and through new terms of the response to the spatial opportunities development creating new quality areas. around the Market Town Core, Highgate, Kirkland and Attention should be paid to the Town Hall Square, the Historic Yards and the Station Gateway, however, Market Square, the Yards. Consideration should council leadership promoting delivery of the also be given to the creation of an art or icon trail initiatives in this Strategy is key. Transport Improvements Delivery - Relieving the Town Centre of traƱ c that does not Strategy Themes need to go into it will be critical to enhancing the Town Centre experience and reducing Section 4 of the Strategy identiƮ es a series of congestion. Tied to this is the importance of Strategy themes and sets out speciƮ c actions across ensuring car parks are well placed and well sign these themes. There are a number of consistent posted and capture cars so that they are not areas for intervention which are summarised below: circling the centre to Ʈ nd a space. Consideration will also need to be given to overall quantum, role Diversify the housing oƬ er and pricing. Investment in a modern station -Diversi Ʈ cation of the existing supply to provide a appropriate to its gateway will also be important mix of smaller and modern apartments. The Town Enhancing key corridors and gateways and is already seeing interest in the conversion of better connecting places vacant or underutilised buildings being refurbished for residential uses - in many cases - In terms of gateways critical areas include back to what it was originally built for and this Westmorland Shopping Centre, Train Station and should continue to be supported. Given its K Village. In terms of corridors one of the key accessible location and the services oƬ ered in routes is the River Kent which has considerable the town it makes sense to focus specialist scope to improve the existing riverside walk and housing in the Town Centre including extra care east west links across it. Action should seek to housing and supported living accommodation. In get streets and squares to work better entice recognition of the issues within the wider area in people to explore, upgrading footways terms of aƬ ordability, the delivery of modern Repurposing of vacant and underutilised sites quality well managed private rented stock and low cost home ownership should be encouraged and buildings within the Town Centre as should family housing - Especially those which are listed or historic and Supporting the leisure and cultural oƬ er add to attractiveness of the town. Shopfront improvements have been successful in the past and there is scope to bring former retail units 77
back into use for residential and leisure uses. quality of materials expected or the requirements to protect existing features. However, these also Support employment opportunities provide the town with its character and ultimately - Mint Works was an earlier adaptor of the concept make the town attractive and distinct which developed in London and is now spreading - Funding - public sector funding is limited and out to the regional centres. Given its attractive there are signiƮ cant pressures on the public location for lifestyles businesses, it is considered purse and statutory requirements must come that the concept of ư exible oƱ ce space could be Ʈ rst. However, a number of public partners are rolled out further across the town to support recognising that they can borrow at low rates and more employment opportunities within the Town use this to fund key development projects which Centre can stimulate investment in their towns. A strong - Mintsfeet Industrial Estate should be seen as an and clear strategy will give conƮ dence to the opportunity to retain and nurture small private sector and is more likely to attract manufacturing near to the Town Centre and there investment in the town. It is also critical in should be some focus on enhancing the supporting funding applications as it provides environment here conƮ dence to funders that they are not investing Consideration will need to be given to ensuring there in isolation. Key public sector bodies should be are resources and teams to be able to support these targeted in terms of speciƮ c projects - Homes actions. England for residential schemes, Historic England and Arts Council. SLDC should also consider how In terms of the delivery mechanisms for the it can use the Strategy to access funding that opportunity sites these can be grouped into the may emerge in respond to the Ministry of following: Housing, Communities and Local Government published High Street Report published by the - Public Sector Led - where SLDC or CCC own the (which advises on the best practical measures opportunity sites. Decisions will need to be taken that the government can take to help high streets. internally to prioritise and move the projects The report’s recommendations cover 3 areas: the forward, resources will need to be identiƮ ed as will Town Centre Task Force; the Future High Streets key personal who will be responsible for driving Fund; and short term measures to help high delivery streets and town centres. - Private Sector - where sites are in private - Viability - as noted above given the historic and ownership the private sector is likely to be the heritage status of most of the town, this can have lead on delivering the scheme. SLDC can an impact on the viability of schemes. It will be however play a proactive role in supporting the important to be realistic about expectations private sector to bring forward proposals in the where evidence is provided that additional short term or determining applications where contributions cannot be provided in extreme they have already been submitted. SLDC can also cases and a balance must be taken as to what are play an important role to support accelerated the priorities so as not to stop appropriate delivering by ensuring all partners are moving in development which could enhance the town. As the same direction and seeking to overcome any investment takes place in the town - which is barriers that may emerge along the way starting to happen in respect of a number of the - Public/private Partnership - on some sites the opportunity sites - the delivery of quality existing owners may not have the expertise to schemes should result in enhanced values enable development, the public sector may need supporting improved viability. to work with the landowners to support the - Capacity - the Strategy sets out a lot of actions delivery of the opportunity sites. This delivery which will require input from key stakeholders. In mechanism is likely to be required, if it is agreed terms of the opportunity sites guidance has been to support investment, in the vicinity of the provided on which are high priority and which are station gateway as it is a complex site due to its lower. It will be important for SLDC and other multiple landowners partners to review all the actions and to agree a The Strategy has demonstrated the signiƮ cant programme of priority actions, along with the strengths of the town. However, it is acknowledged identiƮ cation of people who will lead on these that there are a number of challenges that will need to actions and resources to support their delivery. be overcome if the vision is to be realised. These include
- Historical and heritage - development will be constrained in part due to the conservation area that covers most of the town. There are also a number of listed buildings and scheduled ancient monuments. Such constraints usually result in additional costs to development in terms of the 78 79
PART 3 TRANSPORT OPTIONS
06 80
There are a number of possible transport Option 1A improvement options presented in this section. Two way traƱ c on Aynam Road These should be considered, alongside the and a new bridge to the south of Kendal Highways and Transport Improvements Miller Bridge. Study, which looks at the cost beneƮ t and deliverability of these, as well as other town This concept proposes the following changes to centre transport interventions. The Kendal the current traƱ c system: Town Centre strategy focuses on the town centre only, while the Kendal HTIS considers - Encourage northbound traƱ c from A6 to use the case for a Northern Access Route further Romney Road and Lound Road through to this. Kendal Futures Vision for Kendal also signage and signaling changes; considers the wider transport issues - Direction of traƱ c on Nether Bridge changed to eastbound to encourage traƱ c to use A fundamental challenge to Kendal’s function Aynam Road; as a town is its constrained transport network - Two-way running along Aynam Road to within a historic network of streets. For all of encourage traƱ c to avoid Highgate / Kirkland; the potential positive development opportunities that are explored in the previous - New / upgraded bridge provided at / near to sections to be successful, the transport Miller Bridge to facilitate two-way through system will require rethinking. movement between Aynam Road and New Road; The following high level options consider traƱ c - Two-way running along Highgate / Kirkland for routing, parking and the pedestrian and cyclist access from south-west of the Town Centre, experience. The options provide ideas for to reduce reliance on Lowther Street as part further research and development to of a one-way system; encourage further discussion for change. - Wider pavements / bay parking areas along Highgate and Kirkland.
Capture car parks Primary shopping car parks Secondary shopping car parks Visitor car parks
On-street parking Two way traƱ c
One way traƱ c
Bus only route 7:30 - 10:30am derestricted route for one way traƱ c Riverside walkway New bridge 81
Fig 10. Transport option 1a 82
Option 1B Open up Stricklandgate to one way traƱ c. Close Lowther Street to all traƱ c except bus movement This concept proposes the following changes to the current traƱ c system:
As 1A, except:
- One-way northbound running along Stricklandgate (potentially time-restricted, e.g. to morning peak hour only) to provide choice of routes during busy periods; - Lowther Street one-way eastbound for buses only.
Capture car parks Primary shopping car parks Secondary shopping car parks Visitor car parks
On-street parking Two way traƱ c
One way traƱ c 7:30 - 10:30am derestricted route for one way traƱ c Riverside walkway New bridge 83
Fig 11. Transport option 1b 84
Option 2A Dowker’s Lane northbound link This concept proposes the following changes to the current traƱ c system:
- Demolition of Contemporary and Historic Buildings on Gulfs Road and provision of a new northbound route between Dowker’s Lane and New Road, providing a bypass to Lowther Street; - One-way anti-clockwise loop for access along Highgate, Beast Banks, Greenside, BankƮ eld Road and Gillinggate; - Wider pavements / bay parking areas along Highgate and Kirkland; - Aynam Road remains one-way southbound.
Capture car parks Primary shopping car parks Secondary shopping car parks Visitor car parks
On-street parking Two way traƱ c
One way traƱ c Riverside walkway 85
Fig 12. Transport option 2a 86
Option 2B Dowker’s Lane link (but relocated alongside the river and integrated with ư ood defenses). This concept proposes the following changes to the current traƱ c system:
As 2A, except:
- One-way Northbound link provided instead along southern boundary of the Waterside Estate Opportunity Area and northward along riverside, incorporated into ư ood defence scheme.
Capture car parks Primary shopping car parks Secondary shopping car parks Visitor car parks
On-street parking Two way traƱ c
One way traƱ c Riverside walkway 87
Fig 13. Transport option 2b 88
Option 3 Dowker’s Lane Link with time restricted routes and one way system. This concept proposes the following changes to the current traƱ c system:
- Northbound through movements via one-way northbound running along Stricklandgate; - Two-way running along Aynam Road for access to Canal Head Opportunity Area; - Opportunity to provide controlled two-way movement across Miller Bridge (or improve bridge) to allow access to car park and Stramongate; - One-way running along Blackhall Road southbound, Stramongate north- eastbound and Lowther Street westbound.
Capture car parks Primary shopping car parks Secondary shopping car parks Visitor car parks
On-street parking Two way traƱ c
One way traƱ c Riverside walkway New bridge 89
Fig 14. Transport option 3 90 91
APPENDICES
07
01 Market Baseline 02 Engagement 03 References 92
01. Market Baseline Cushman and WakeƮ eld have undertaken a The Town has potential to attract families who review of the Property Market in the Town. This appreciate the surroundings of the Lake acknowledges Kendal’s role as one of two District and Yorkshire Dales National Parks and Principal Service Centres, with a wider the beneƮ t of the Town’s facilities and services hinterland catchment of 250,000. such as shops, schooling and health services;
The wider area also attracts a large volume of Recent conversions from former uses, such as tourists each year. In 2015, South Lakeland pubs/hotels/restaurants to residential use, welcomed in the region of 16.89 million visitors provide good examples of how to achieve a and the Lake District National Park welcomed supply of smaller homes in the Town Centre; 17.32 million visitors. There are a number of organisations already actively seeking to Specialist retirement accommodation could be support the Town to thrive including South a development option in the Town Centre to Lakeland District Council, Cumbria County accommodate the ageing population; Council, Kendal Town Council, the Kendal South Lakeland District Council is looking to Business Improvement Disitrict and Kendal increase aƬ ordable housing delivery in Futures. partnership with Housing Associations. The Town Centre is already a signiƮ cant area of Residential Market activity for housing associations, with new Analysis of the residential market has identiƮ ed developments by Home and South Lakes the following key messages for Kendal Town Housing currently under construction, and Centre speciƮ cally: there will be signiƮ cant scope for the involvement of housing associations in new - As a Principal Service Centre, Kendal is a development in the Town Centre. focus for residential development across South Lakeland as evidenced by the Retail Market residential completion/pipeline data and Analysis of the retail market has identiƮ ed the existing new build supply; following key messages for Kendal Town - A review of recently achieved house prices Centre speciƮ cally: indicates that Kendal is a high/mid value area which could be aƬ ected by - The retail oƬ er is large for a town of surrounding higher value areas. The Kendal’s size, with potential to enhance its housing mix in Kendal is varied, with the oƬ er in response to the Town’s much wider majority being terraces and semi- catchment area and visitor numbers to the detached properties. There is also a high wider area; proportion of apartments in the urban area - Independent retailers represent over half and a number of specialist retirement of the occupiers in the Town Centre. They schemes; add signiƮ cantly to the character of Kendal - Demand for smaller homes is expected to and should be supported in, and increase according to household and encouraged to locate in, the Town Centre; population projections relative to the - The Yards provide a distinct oƬ er to the anticipated growth of an ageing Town, accommodating a range of quality population; occupiers. However, shoppers who do not - The planning pipeline and analysis of explore miss these ‘hidden away’ gems, available or recently sold new build meaning that they only see what the high properties has identiƮ ed the following street has to oƬ er and the yards miss out active house builders in the area who could on footfall; be targeted to fulƮ l residential aspirations - Voids are currently slightly higher than the in the Town Centre; Jones Homes, Russell national average. They are dominated in Armer Homes, Story Homes, Oakmere proƮ le areas such as Station Road/ Homes, Brierly Homes, Berkshire Homes, Wildman Street (this coincides with a Time and Tide Homes and Egg Homes. visitors Ʈ rst impression of the Town and Residential Potential/Opportunities this problem has been exacerbated by the ư oods as this area was badly hit and is still Analysis of incomes shows that Kendal is an undergoing repairs/refurbishments) and aƬ ordable location, making it accessible and the top ư oor of Westmorland Shopping attractive to the majority of the population; Centre, which gives a negative Ʈ rst impression to those parking in the Town’s The transport links in and around Kendal, such main car park; as the M6 and train station, means that it is an attractive location for commuters; 93
- The scale of premises in Kendal Town - Tourism is central to South Lakeland’s Centre are generally small but these match economy. The Lake District attracts 18.4 the requirements of the independents. million visitors a year and a total spend of Assessment of the planning pipeline £1.3bn. The international proƮ le of the shows that new retail oƬ ers and Lake District will rise with its recently extensions are looking out of the Town inscribed World Heritage Site status. Centre where space is not as much of a Kendal lies on the main road and rail constraint and it must be recognised that gateway to the Central Lake District and some occupiers, including many multiples, within easy reach of the Yorkshire Dales will only locate in such locations. National Park and there are signiƮ cant opportunities to capture visitor spend and Retail Potential/Opportunities develop complementary accommodation, Kendal is on the list of active requirements for catering and attractions. a range of occupiers, from discount stores to Leisure Potential/Opportunities higher end high street clothing retailers, indicating a positive outlook for the Town There is considerable scope to enhance the Centre; leisure and tourism oƬ er in Kendal, building upon its existing base and oƬ ering more family Encouragement of a mix of quality high street friendly facilities; and independent retailers will attract a broad range of shoppers and visitors; Priority should be given to enhancing the food and drink provision in the Town, in particular, The Council have supported “pop up” shops in family friendly cafés and restaurants; the Town which provided occupiers with an opportunity to “test” the local market on a Specialist food is a strength of the wider area short term lease and these provided very and the Town could play a greater role in successful; showcasing these;
Improvements to the town are being looked at An area of potential is wet weather alternative by Kendal Futures as part of the Kendal Vision activities for Lake District and Yorkshire Dales Work; visitors. Developing the cinema and food and drink oƬ er is part of this. Kendal Climbing Wall The most eƬ ective way to enhance the is already a success and there may be attractiveness of the Town as a retail location opportunities for further indoor leisure for occupiers and for visitors, is to improve the attractions; footfall. This relies upon increasing the catchment - attracting more people from it to South Lakeland and Craven’s Great Place visit the Town and increasing its size by award has helped develop cultural tourism and encouraging more people to live in the Town. creative industries and there are great Enhancing the leisure oƬ er, including a strong opportunities for this to continue for future events programme, are critical to this aim. growth;
Leisure Market Scope exists to enhance the hotel oƬ er as there is understood to be some interest in the Analysis of the leisure market has identiƮ ed the Town from national budget hotels; following key messages for Kendal Town Centre, speciƮ cally: The events programme should be expanded to target as wide a range of visitors as possible. - The Town already has a considerable Mechanisms should be put in place to ensure leisure oƬ er (including a number of that events can be attracted to the Town and sub-regional/regional attractions e.g. delivered easily. Kendal Brewery Arts Centre and Abbot Hall) and hosts numerous events to appeal to locals and visitors alike. This is, and should remain, a priority for a number of partners; 94
02. Engagement
This section provides information on the A wider Design Charette event was engagement techniques employed to date undertaken on 23rd May 2016 with a broad and the outcomes and key Ʈ ndings from range of external stakeholders, including these, to help inform the development of council representatives from Cumbria, the Kendal Town Centre Strategy. South Lakeland and Kendal Town Councils, the Homes and Communities Agency, As part of the Town Centre Strategy Stagecoach, Northern Rail, Electricity development, stakeholder engagement North West, Kendal Futures, Abbot Hall, events have been held which gave key Brewery Arts Cenre, Kendal BID, Kendal individuals and members of the public the Civic Society and the Westmorland opportunity to ascertain, share and debate Shopping Centre, plus a large number of key opportunities and constraints. other local business representatives and community groups. In total, around 40 These events helped to conƮ rm an people attended the event representing a understanding of the key issues and also broad range of interests. After formal began to shape the emerging Vision and introductions, the consultant team gave a Spatial Strategy for the Town Centre. presentation outlining Kendal’s existing An Inception Meeting was held in January issues, current property market and 2016 with representatives from South potential opportunity areas. Lakeland District Council (SLDC). Following Then followed an interactive session, where this, an event was held on the 23rd stakeholders were split into groups and February 2016 and was attended by SLDC asked to debate and set out their current OƱ cers, representatives from Cumbria perceptions of Kendal and a wish list of County Council, Invest in South Lakeland potential improvements. As part of this, and the consultant team (AECOM and plans were marked up by participants, Cushman and WakeƮ eld). This meeting which started to articulate and involved a debate to identify key local demonstrate the potential areas of issues, future aspirations, priorities and intervention. long term ambitions. - Vibrant evening economy (bars, A second event held on the 19th April 2016 restaurants, leisure, extended retail was attended by key members of the hours) after 5PM; Council and consultant team. The event took the form of an interactive half day - Improved disabled access; event, which provided internal stakeholders -New homes; with the opportunity to comment and - Improved air quality; provide feedback on the baseline material prepared by the consultant team, and also - More links across the River Kent, to generate ideas and suggestions for improve accessibility to the River and potential opportunity sites to be explored into/from the core of the Town Centre; further. The event included: and, - An overall plan for ư ood protection - A presentation by the consultant team, within the Town. illustrating the key opportunities and inư uences for the Town Centre Positive perceptions of Kendal included: Strategy, including spatial, market and transport considerations; and - The importance of the cultural oƬ er; - A discussion around the future - A good balance between various potential, policies and aspirations for economic sectors and the visitor oƬ er; the Town Centre. - The marketing and tourism asset presented by the Town’s festivals; and, 95
- Kendal’s prominence as a regionally- due to be completed during Winter 2016 signiƮ cant service centre. but was delayed until late Summer 2017. ‘Wish Lists’ for Kendal, where In October 2016, the baseline Ʈ ndings, improvements could be made, included: spatial principles and illustrative proposals - Greater commitment to ‘modal shift’ of were presented to Kendal Futures and journeys to Public Transport; South Lakeland District Council members. - Improved one-way system and During November 2016, the Strategy increased pedestrian connectivity to evolved further, still following a review of the River Kent, possibly by providing Illustrative Proposals with Cushman and additional bridges; WakeƮ eld (C&W) and a Transport Review - Potential opportunities to include the Meeting with Cumbria County Council, Mott visual appearance include the MacDonald and Capita. This sought to Telephone Exchange, Bus Station, ensure that the Strategy’s transport Westmorland Shopping Centre, interventions could feed into the modelling Waterside Estate and the area around and study work being undertaken as part of Kendal Railway Station; the Strategic Transport Infrastructure study. - Improvements to the Town’s one-way system; Each of these stages has fed into the - A cafe bar culture and improvements to design evolution, requiring consideration, the evening economy. technical review and communication with key stakeholders and help to support Between July and September 2016, initial Kendal Future’s Vision. options for spatial principles, transport interventions and opportunity sites were developed with South Lakeland District Council and Cumbria County Council.
A core element of the design evolution was the development of a response to the ư ood concerns in Kendal. The inception of the Strategy occurred shortly after the Storm Desmond ư ood event in December 2015, which caused a signiƮ cant amount of damage within the Strategy area and wider River Kent basin. The Flood Investigation Report around the Storm Desmond Flood was created by the Environment Agency (EA) and Cumbria County Council (CCC) in July 2016. The conclusions of this report were fed into the emerging development of the Strategy and a meeting concerning ư ooding and the Strategy was arranged by AECOM and SLDC. Key contacts from the AECOM, SLDC, CCC and the Environment Agency were present and covered the principles of the Strategy and ư ood risk across the plan area, including the Opportunity Areas. During this meeting, the EA outlined their timeline for ư ood modelling work which could have implications on the Strategy. This work was 96
03. References
The report considered the following documents, which have been used to form an information baseline:
- Car Parking Task & Finish Group Recommendations, Kendal Futures, 2014 - Cumbria Flood Action Plan: Reducing Flood Risk from Source to Sea. First Steps Towards an Integrated Catchment Plan for Cumbria, Environment Agency, 2016 - Highgate & Kirkland, Kendal, Flood Investigation Report No 69: Flood Event 28th June 2012, Cumbria County Council, 2012 - Kendal Canal Head Area Action Plan; Revised Preferred Options Report, 2010 - Kendal Carpark Study, South Lakeland District Council, 2009 - Kendal Carpark Study, South Lakeland District Council, 2019 - Kendal Cycle Parking Study, South Lakeland District Council, 2014 - Kendal Economic Growth Action Plan, Kendal Futures, 2014 - Kendal Flood Investigation Report, Environment Agency and Cumbria County Council, July 2016 - Kendal Package Bid, Cumbria County Council, 1998 - Kendal Transport Assessment, South Lakeland District Council, 2009 - Kendal Transport Plan, Cumbria County Council, 2006 - Kendal Transport Study/Transport Improvements Study, 2012 - Draft Kendal Highways and Transport Improvements Study (KHTIS) , 2018 - Kendal Vision, Kendal Futures, 2020 - Kent Leven Catchment: Flood Management Plan: Summary Report, Environment Agency, 2009 - Nostalgia: looking back at the great Kendal ư ood of 1898, The Westmorland Gazette, 19th October 2014 - South Lakeland Local Plan Core Strategy, South Lakeland District Council, 2010 - South Lakeland Policies Map, South Lakeland District Council, 2014 - Kendal Public Realm Framework, - The Four Pronged Attack: Cumbria Strategic Economic Plan 2014-2024, Cumbria Local Enterprise Partnership, 2014 97 98